Planning Officer Report
Planning Officer Report And Recommendations {{table:21229}} Case Officer : Mr Steve Stanley Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Officer's Report
Introduction
- This application seeks permission to alter and extend an existing rural dwelling located within the parish of Andreas. It proposes an amended scheme to recently approved development.
The Site
- The application site is the curtilage of a property known as Kinleys Croft, Bernahara Road, Andreas. The property which is predominantly two storeys high has a traditional appearance despite having been extended in the past. It is set back from the highway and is served by a driveway and parking area. A single storey garage building is attached to the northern elevation. Mature tree line the boundary of the property.
The Proposal
- This application seeks approval for alterations and the erection of a two storey extension to the rear elevation of the property. The extension would provide a family room at ground floor level and a study/bedroom and shower room at first floor level. The extension would increase the length of the existing rear two storey section of the building and to its rear elevation would have a projecting gable. External materials would match those of the existing building.
- The property has been the subject of a previous extension under the provisions of PA 04/02136/B. This removed an existing rear outlet and replaced it with a new extension. Based on the existing floor area of the building (353sq.m) the proposed extension would result in an increase to 407 sq.m which equates to an increase of approximately 15% over the current floor area.
Development Plan Policies
- The application site lies within an area of "white land", that is land which is not designated for a particular purpose on the 1982 Development Plan. Within the Isle of Man Strategic Plan, the following policies are judged to be relevant:
Planning History
- The following previous planning application is considered relevant to the determination of this proposal:
04/02136/B - Demolition of existing outlet and construction of proposed extensions to provide additional living accommodation. Permitted.
12/00048/B - Alterations and extension to dwelling. Permitted.
Representations
- The Highways Division of the Department of Infrastructure does not oppose this application stating that it "has no traffic management, parking or road safety implications."
Assessment
- The key issues to be assessed in the determination of this application are whether the proposal is acceptable in terms of its size (floor area) and whether the scale, form and general design of the proposed extension would respect the character and appearance of the existing dwelling.
- The extension generally follows the form of the existing dwelling and the use of external materials to match the existing would assist in allowing the extension to blend with the property. The previously proposed double height picture window has been replaced with a pair of doors flanked by two small windows at first floor level and a ground floor bay window with balcony above. The large window previously proposed to the front elevation has been altered to a small window. It is judged that overall these changes are positive, particularly in terms of the front elevation which would have a more traditional appearance.
- In terms of floor area, the existing dwelling has an area of 353 sq.m and this extension would increase this to 407 sq.m, or 15%. Housing Policy 15 states that "Only exceptionally well permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." By the word of the policy, the proposal meets this requirement as it is not greater than the 50% 'limit' set out if based on the existing floor area rather than the floor area of the original dwelling. The plans for the extension approved under the 2004 application do not show the size of the demolished rear outlet and as such it is not possible to calculate what the original floor area of the building was.
- Floor area is not the only aspect of HP15 that requires consideration. Of equal, if not greater importance is the need to ensure that any extensions to traditional rural dwellings are designed so as to respect the proportion, form and appearance of the existing property. It is judged that overall the proposal generally meets this requirement.
Recommendation
- Permit.
Party Status
- The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
- The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to alterations and extension to dwelling to provide additional living accommodation (comprising amendments to PA 12/00048/B) Kinleys Croft, Bernahara Road, Andreas as shown by 01 Rev A, 50 and 100 all received 29th June 2012.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 9.8.12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
