Officer Report and Recommendation

Case Officer: Mr Jamie Leadbeater Photo Taken: 14.08.2012 Site Visit: 14.08.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a large detached two storey dwelling with detached garaging situated to the south of Lhen Road in Andreas, between Leodest Road and Kiondroghad Road. It has a large garden area to the front elevation along with a large paved turning area. A large garden area also exists to the rear which borders an agricultural field. The site is not bordered by any other residential properties. The application property is finished in a mixture of Manx stone-facing a smooth painted render. It has a series of pitched roofs all finished in grey slate tiles. Other than having a large porch on the front elevation, the property's other distinctive features include a first floor balcony on the rear elevation and a conservatory adjoining the rear elevation at ground floor level.

The Proposal

1. Proposed is the erection of a replacement sun room extension on rear elevation and the erection of a single storey utility extension on side elevation.

1. The replacement sunroom will extend 4.4 metres from the principal rear elevation and have a open canopy area a further 1.2 metres outwards. It will have a width of 7.1 metres and an eaves height of 2.2 metres. The extension will have a pitched slate roof that is parallel in orientation to the main dwelling, which will have a canopy extending from it also to provide outside covered space. The sunroom will be predominantly constructed from framed glass that will sit on top 700mm high stone-faced walling.

1. The side extension will extend 2.1 metres from the existing north-east facing side elevation and have a length of 4.1 metres. It will have an eaves height of 2.3 metre with all external walls finishes in smooth painted render to match existing. The lean-to roof will be finished in natural grey slate. A door on the principal elevation of the extension is the only aperture that will be incorporated into the extension.

Application No.:	12/01079/B
Applicant:	Mr & Mrs Mike Richardson
Proposal:	Erection of a replacement sun room extension and new utility extension
Site Address:	Ballalaugh The Lhen Andreas Isle Of Man IM7 3EH

Planning History

1. The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:

09/01747/B - Alterations and extension to dwelling – Permitted.

09/01567/B - Erection of a detached garage – Permitted.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Order 1982 the application site is designated as an Area of Private Woodland or Parkland, and falls within an Area of High Landscape or Coastal Value and Scenic Significance.

1. The Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application. Environment Policy 2 states:

"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".

Environment Policy 3 states:

"Development will not normally be permitted where it would result in the unacceptable loss or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value".

Housing Policy 15 states:

"The extension or alteration of existing traditionally styled properties in the countryside will normally 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 buildings in terms of floor space (measured externally)".

Representations

1. Andreas Parish Commissioners has no objection to the proposal.

Assessment

1. The application site, although designated as falling within an area of woodland, is far from densely vegetated with trees. The proposal does not seek to remove any existing trees, and therefore it is considered the proposal complies with Environment Policy 3.

1. Although the proposed replacement sunroom extension would be larger than the existing, in addition to the floor space created by the other proposed extension, the proposal would not increase the floor space of the dwelling in excess of the 50% limit imposed by Housing Policy 15. Furthermore, whilst the replacement sunroom may be amore imposing structure than the existing sunroom it will not be readily visible from any principal public thoroughfares and therefore it is not considered either would be adverse to public amenity. The other proposed extension is less elaborate in form and design but equally respects the character of the dwelling, and will not be readily visible from the public thoroughfare to the front of the property.

1. Overall, the level of development is modest and will not be readily visible from the public thoroughfare. Both extensions respect the character and appearance of the application property in terms of form and detailed design. Given the siting and scale of the proposed extensions, it is not considered the proposal would be detrimental to the Area of High Landscape Value or Coastal Value and Scenic Significance. As such, the proposal complies with the provisions of Environment Policy 2, Environment Policy 3 and Housing Policy 15 in the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Andreas Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 04.09.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 the erection of a replacement sunroom to rear elevation and the erection of a single storey extension to north-east facing side elevation, as shown in drawing no. 12/929/1, 12/929/4 and 12/929/5, all received on 30th July 2012.

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 : 4.9.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed :