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16/00979/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00979/B Applicant : Mr & Mrs Mike Fletcher Proposal : Erection of a replacement dwelling with amendments to PA13/00837/B Site Address : Dwelling At Ballalonna Farm Dalby Isle Of Man IM5 3BW
Case Officer : Miss Lucy Kinrade Photo Taken : 07.09.2016 Site Visit : 07.09.2016 Expected Decision Level : Planning Committee
Officer’s Report
THE APPLICATION IS BEFORE THE COMMITTEE AS THE REPLACEMENT DWELLING IS OVER 50% OF THE EXISTING DWELLING.
1.0 THE SITE
1.1 The application site is the residential curtilage of a new replacement dwelling at Ballalonna Farm, Dalby. The replacement dwelling was originally approved in 2013 under PA 13/00837/B and is currently under construction, although not yet water tight, there is a full blockwork shell and the roof is finished but no windows installed as yet. The proposed dwelling is of a traditional Manx vernacular appearance. The property sits along the south-eastern side of the A27 Dalby Road which runs along the western coast of the Island and connects Glen Maye to Dalby Village.
1.2 The site slopes upwards away from the main road, with the ground level of the existing house sitting above road level, the property is visible from the main road however there are a number of mature trees which are located along the boundary between the road and the dwelling.
1.3 The two storey replacement dwelling is to be of a traditional design and consists of a central doorway on the ground floor flanked by two windows and 5 windows above on the first floor. On the rear the dwelling is to have a projecting two storey pitched roof outlet with a kitchen on the ground floor and a bedroom on the first floor. The front elevation of the property faces north-west towards the A27 an views towards the coastline and over the Irish Sea.
1.4 Adjacent to the application site is additional land under ownership of the applicant; this land includes a number of existing barns which have been converted to provide living accommodation and garage space.
2.0 THE PROPOSAL
2.1 The current planning application sets out a number of alterations and amendments which have occurred during the development stage of the previous planning application PA 13/00837/B and also proposes the erection of a new two storey extension to included an integral double garage on the ground floor and an additional bedroom on the first floor with an en-suite bathroom and dressing room.
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2.2 Alterations to the previous approval include the installation of 2 roof lights on the front elevation roof slope, the erection of the south facing chimney stack on the outside of the elevation, the installation of 4 new windows on the outlet on the south-east elevation and the removal of the rear porch area and two windows on the south-west elevation. The amendments also include the removal of the two windows on the first floor of the south elevation and their replacement with a glazed feature window leading to an external first floor balcony area.
2.3 The new proposed extension is to join the north-east side elevation of the existing property, it is to be set back from the front elevation and is to have a roof pitch lower than that of the main dwelling. The extension is 6.4m wide and has a depth of 6.9m, the proposed ridge height is approx. 7.2m which is approx. 900mm lower than the ridge of the main dwelling.
2.4 The front elevation of the extension shall accommodate a double garage door on the ground floor and 3 windows above on the first floor. Although the windows are slightly smaller size in comparison to those on the front elevation of the main dwelling house, the proposed windows are of a similar glazing pattern and opening method and with a timber frame finish.
2.5 The north-east side elevation accommodates two windows, one on each floor, both with a view north-east over the adjacent field.
2.6 The rear elevation has a large eaves level pitched roof dormer with two windows. The dormer provides head room to the bathroom and dressing room on the first floor level. On the ground floor level is a rear access door and a window.
2.8 The driveway of the previous approval is under construction but is proposed to be extended to meet with the front elevation of the proposed integral garage.
3.0 PLANNING HISTORY
3.1 The following previous planning applications are considered relevant in the assessment and determination of this application due to their location within the land under ownership of the applicant:
PA 99/00712/A sought approval in principle for conversion of farm buildings to dwellings and new vehicular access. This was approved.
PLANNING POLICY
4.1 The application site is located within an area not zoned for development and is identified as being in an 'Area of High Landscape or Coastal Value and Scenic Significance' by the Isle of Man Planning Scheme (Development Plan) Order 1982.
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4.2 Although the site lies in an area not designated for development there has been a previous approval for the development on the site, albeit not yet completed and water tight, as such the following policies of the Isle of Man Strategic Plan 2016 are considered relevant in the assessment of this application:
4.3 Environment Policy 2:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
4.4 General Policy 3:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
4.5 Housing Policy 14:
"Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact."
4.6 Although the application seeks approval for the entire replacement dwelling, given that the original main dwelling house had previously been approved under PA 13/00837/B we may considered Housing Policy 15 for the alterations included within the application.
4.7 Housing Policy 15 states:
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
5.0 REPRESENTATIONS
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5.1 The Department of Infrastructure do not oppose the current application and stated that "the proposal is to provide a double garage with additional residential accommodation above. The residential accommodation is accessible only via the existing dwelling and as such does not increase the parking requirement. The garage is of a suitable size. The location of the garage will not impact the current parking provision." (14/09/2016)
5.2 Patrick Parish Commissioners had no objection to the original application (16/09/2016) and had no objections to the re-submitted amended drawings 15/02/2017.
6.0 ASSESSMENT
6.1 Essentially the application seeks approval for a number of alterations to the previously approved dwelling under PA 13/00837/B. Given the locations and surroundings of the proposed replacement dwelling the alterations are considered to be minor amendments which are not considered to generate any adverse impacts to the character of the area or to impact the amenities of any neighbouring properties. Ultimately the new application proposes to extend an existing replacement dwelling approved under PA 13/00837/B with an integral double garage and additional living accommodation above to serve the main house. The most important area to considered when assessing the application are the impacts on the existing property, the surrounding area and local countryside and the impact on the site's designation as an AHLV.
6.2 Firstly given the nature of the site on a sloping gradient with the coast falling away to the west the existing buildings in the local area and the existing dwelling on the application site is not considered to impact the area designation as an AHLV, from a public perspective from the A27 Dalby Road the views of the sea are not disrupted and the rural views inland are not considered to be disrupted to warrant a refusal. The Manx vernacular design of the property and the new extension supports the rural characteristics of the local area.
6.3 The proposed extension is set back from the front elevation of the main house and has an overall roof ridge height which is stepped lower than the ridge height of the main dwelling house. The proportions and form of the scheme helps to lessen the impact of the extension on the main house and works towards retaining the prominent and important features of the front elevation of the main house.
6.4 Three windows of a similar style and design to those used on the main house create a balanced and uniform look throughout out the overall appearance of the property and with the proposed finishes to match the main house which shall also create a uniform appearance throughout.
6.5 The rear of the extension has a large dormer this provides head room to the rear bathroom and dressing room of the new extension, the design matches with the rear of the existing dwelling and is not considered to generate any adverse impacts to the existing property. It is also noted that this is not visible from the front elevation nor from the main highway or to the passing public.
6.6 The current development of PA 13/00837/B does not include the provision of a garage or car port and the approval was subject to a condition which removed the Permitted Development rights. The removal of such rights does not necessarily suggest that they are not acceptable here, but any proposals would require the full determination of a planning application. Essentially here the application proposes an integrated a car port and garage space with living accommodation above which imitates the Manx vernacular and traditional design of the existing dwelling. Although the application site does not struggle to supply off road parking, the proposal offers a internal car parking space which can provided sheltered protection for cars, garden equipment such as lawn mowers and hedge trimmers and various other domestic items which may be required. This may help reduce the spread of domestic paraphernalia on the site by allowing internal storage within the proposed garage space.
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6.7 Looking at the history of the site the existing building had a total floor area of 140 sq m. Over the years there have been a number of approved applications some which demolished and replaced the existing property and some which retained and extended the existing property. o PA 04/01571/B was approved for the 69% extension increase of the existing property o PA 09/00204/B was approved for the demolition and replacement with a new dwelling 56% bigger than the existing.
6.8 The most recent planning application PA 13/00837/B proposed a replacement dwelling approx. 220 sq m and 56% bigger than the existing 140sq m property.
6.9 Given the partially built status of PA 13/00837/B the current application seeks approval the entire development including the garage and first floor extension. The entire proposal now equates to 264 sq m (not including the ground floor garage area) which is approx. 88% increase of the original existing 140 sq m property.
6.10 However, if the property was built and finished under PA 13/00837/B we would be assessing the current proposal only in terms of the proposed garage and first floor extension. The total floor area of which is 44 sq m (not including the garage space). This is a 20% increase of the originally approved floor area of 220 sq m.
6.11 Overall the proposal seeks to regularise a number of alterations which have occurred during the build and construction of PA 13/00837/B and the current application now also seeks approval for an additional extension which will provide an additional bedroom at first floor level and an integral garage at ground floor level. Considering the location and size of the application site, the extension is not considered to have an impact on the amenities of the neighbours or to harm the existing character of the rural countryside environment. The overall proposed dwelling is to be finished with a natural slate roof and with timber windows which will be sympathetic to the rural setting and to the adjacent group of buildings.
7.0 RECOMMENDATION
7.1 For the reasons above the proposal is considered to comply with Environment Policy 2 and Housing Policy 14 of the IOM Strategic Plan 2016 and therefore recommended for an approval. The previous approval contained conditions which required the windows to be timber framed despite the fact that an existing vernacular dwelling could have its windows replaced with modern materials and opening styles without planning approval under the terms of the Permitted Development Order (Class 24) and that the external wall finish be roughcast render despite the drawings indicating that the walling would have a smooth rendered finish. These conditions have been reiterated for consistency but consideration may be given to removing them if appropriate.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case the Department of Infrastructure (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word
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'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.02.2017
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C . Full details of the proposed windows and doors, including (1:20) scale sample elevations and profiles, must be submitted to and approved in writing by the Department prior to their installation. The works shall not be carried out unless in accordance with the approved details.
Reason: To ensure the satisfactory appearance of the replacement dwelling.
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The roof(s) must be finished in dark natural slate.
Reason: In the interest of the visual appearance of the property.
C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 4. All external windows and doors shall be of timber construction and remain as such thereafter.
Reason: In the interest of the character of the proposal.
C 5. The external walls shall be finished in rough cast render and retained as such thereafter.
Reason: In the interest of the character of the proposal.
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This approval relates to Site Plan SM16/393/4 and drawing numbers SM16/393/3 date stamped and received 17/08/2016 and Survey Drawing SM16/393/4 date stamped and received 09/09/2016, and drawing number SM16/393/5 date stamped and received 10/01/2017.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : ...Permitted.. Committee Meeting Date:...06.03.2017
Signed :...L KINRADE... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/ See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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PLANNING COMMITTEE DECISION 06.03.2017
Application No. :
16/00979/B Applicant : Mr & Mrs Mike Fletcher Proposal : Erection of a replacement dwelling with amendments to PA13/00837/B Site Address : Dwelling At Ballalonna Farm Dalby Isle Of Man IM5 3BW
Presenting Officer : Miss Lucy Kinrade
Addendum to the Officer’s Report
The Committee discussed the size of the replacement dwelling and reasons as to why the application was for the entire property and not just for the extension and amendments. The Committee made specific reference to the conditions in particular the detail recommended in C4 and C5 relating to the finish of the windows and the finish of the render. It was agreed that C4 would be revised to ensure that the Department had details of the windows prior to their installation to ensure the proposed windows were of suitable style and design for the replacement dwelling.
Reason for Refusal/Conditions of Approval Delete as appropriate
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The roof(s) must be finished in dark natural slate.
Reason: In the interest of the visual appearance of the property.
C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 4. Full details of the proposed windows and doors, including (1:20) scale sample elevations and profiles, must be submitted to and approved in writing by the Department prior to their installation. The works shall not be carried out unless in accordance with the approved details.
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Reason: To ensure the satisfactory appearance of the replacement dwelling.
C 5. The external walls shall be finished in rough cast render and retained as such thereafter.
Reason: In the interest of the character of the proposal.
This approval relates to Site Plan SM16/393/4 and drawing numbers SM16/393/3 date stamped and received 17/08/2016 and Survey Drawing SM16/393/4 date stamped and received 09/09/2016, and drawing number SM16/393/5 date stamped and received 10/01/2017.
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