Loading document...
==== PAGE 1 ====
24/00220/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00220/B Applicant : Mr & Mrs Christian & Jenny Forbes Proposal : Erection of extension to front elevation to replace veranda, erection of an extension to side elevation, replace existing garage door with two windows, aperture alterations to front, side and rear elevations and alterations to external finish Site Address : Upper Garth Farm Garth Road Crosby Isle Of Man IM4 2HB
Planning Officer: Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.04.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. 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 development shall be undertaken in accordance with any of the following Classes of Schedule 1 of the Order at any time: o Class 13 Greenhouses and polytunnels o Class 14 Extension of dwellinghouse o Class 15 Garden sheds and summer-houses o Class 16 Fences, walls and gates o Class 17 Private garages and car ports o Class 20 Erection of flagpole o Class 21 Construction of Decking
Reason: To align with conditions of 06/01235/B in controlling development and culmination of structures in the interests of the amenities of the surrounding countryside area.
==== PAGE 2 ====
24/00220/B Page 2 of 5
This application has been recommended for approval for the following reason. The overall visual impact of the works is considered acceptable on the main house in accordance with Housing Policy 15 and not resulting in any adverse harm on the wider countryside in line with Environment Policy 1 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the following: o Drawing number 24/03/01 o Drawing number 24/03/02 o Drawing number 24/03/04
o Drawing number 24/03/03 o Drawing number 24/03/05 o Site photographs o Covering letter and drawing list
Interested Person Status - Additional Persons
None __
Officer’s Report
SITE 1.1 The application relates to main farmhouse at Upper Garth Farm, Garth Road, Crosby.
PROPOSAL 2.1 Proposed are a number of alterations and extensions including: o removal of veranda and replacement with porch o erection of new single storey side extension o replacement of garage door with windows o installation of bi-folding doors at the rear
HISTORY 3.1 the dwelling was approved as a replacement farmhouse under 06/02135/B this included a conditions requiring works being carried out in accordance with the drawings and revoking PD for extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking or garages.
PLANNING POLICY 4.1 The site is not designated for development on the Area Plan for the East 2020. Whilst parts of the wider site are seen to be at some surface water risk, the dwelling itself is not recognised as being at any flood risk nor in any Conservation Area.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment: o Strategic Policies 3 and 5 - promote good design and use of local materials and character o General Policy 2 (b) (c) (g) - general standards towards acceptable development visual and neighbouring amenity o Paragraph 8.12.2 - supports principle of extensions to properties in the countryside. o Environment Policy 15 - extensions to traditional properties
==== PAGE 3 ====
24/00220/B Page 3 of 5
o Environment Policy 42 - promotes development taking account of locality in design. o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire o Infrastructure Policy 5 - conserve the Island's water
4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 4 Extensions o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Department of Infrastructure Highway Services - No Highways Interest (22/03/2024).
5.2 Marown Parish Commissioners - request deferral due to commissioner meeting dates (15/04/2024).
5.3 Comments have also been sought from the following although nothing has been received as of 19/04/2024: o Manx Utilities
ASSESSMENT 6.1 The Isle of Man Strategic Plan 2016 (IOMSP) provides guidance to alterations and extension to existing dwellings in the countryside and makes clear that some support can be given so long as the works are appropriately designed so as to not detract from the host dwelling. Paragraph 8.12.2 states "as there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property". Therefore the principle for works to the house is acceptable. The success of the application therefore falls to the overall visual impact of the works on the house itself and on the surrounding countryside.
6.2 Side extension 6.2.1 Planning history clarifies that the existing dwelling is a more modern replacement and its style and design mimics a traditional dwelling. Conditions forming part of the historic approval prevented any further extensions under PD and likely to ensure that any future extension was of appropriate proportion and form.
6.2.2 The proposed side extension would make larger the overall ground floor footprint but its single storey design helps to maintain a subordinate appearance, and the proportion and form including having eaves and roof arrangement matching the other extension is result in an overall in keeping appearance with the traditional style of the host dwelling. The selected palette of materials ensures an appropriate and in-keeping finish throughout. The new side extension is slightly larger than the existing one on the opposite gable and the inclusion of three windows on its front elevation compared to two proposed on the garage conversion which to some degree accentuates the size difference however this is not considered to be so unreasonable in this case given the overall form and proportions of the extensions being single storey and minded that views of the property are unlikely to be read as literal as it is shown on the plans given the distant public views, the angle of the house compared with the road which limits views and the existing outbuildings also shielding views. Overall the proposed side
==== PAGE 4 ====
24/00220/B Page 4 of 5
extension is considered to have an acceptable impact on the main host dwelling and meeting with the principles and standards set out in 8.12.1 and HP15.
6.3 Porch Extension 6.3.1 The works to the front elevation will result in a much larger lean-to covered canopy which is not considered to be of any typical traditional quality being replaced with a far more visually appropriate, smaller, pitched roof traditional styles porch and this is considered to enhance the overall principle elevation of the dwelling in line with HP15 and is considered acceptable.
6.4 Window, Door and Cladding Alterations 6.4.1 There are a number of alteration proposed throughout elevations resulting in a set of larger patio doors installed on the rear elevation, the existing garage doors replaced with two smaller windows matching those on the existing front elevation and stone work being applied a low level stone course across the side extension and on the new porch. The window and door changes will have an acceptable visual impact on the main house, and although the stone will be a new feature on the dwelling, stone materials are not uncommon in traditional structures and its inclusion here would be acceptable and having a tied in approach across the porch and extensions and helping to break up some of the solid render areas.
6.5 Impact on Countryside 6.5.1 The works are considered to have an acceptable visual impact on the main house and this helps to safeguard the dwellings overall visual impact within the wider countryside. The siting, size and scale of the works being subordinate to the main house and clustered amongst the existing built development prevents any unacceptable spread of development into the immediate surroundings or as seen in the wider landscape and not resulting in any adverse visual harm to the countryside in line with EP1.
CONCLUSION 7.1 Overall it is considered that the principle of development is acceptable in line with 8.12.2 and that the overall visual impact of the works is considered acceptable on the main house in accordance with HP15 and not resulting in any adverse harm on the wider countryside in line with EP1. For the avoidance of doubt and continuity with the original 2006 approval for the main dwelling Condition 4 will be duplicated for any further works relating to extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking or garages.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
==== PAGE 5 ====
24/00220/B Page 5 of 5
o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 24.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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.
Copyright in submitted documents remains with their authors. Request removal