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24/00613/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00613/B Applicant : Liz Sharples Proposal : Demolish existing conservatory and erection of extension and creation of a terrace area Site Address : Ballacomaish Kiondroghad Road Andreas Isle Of Man IM7 3EJ
Planning Officer: Hamish Laird Photo Taken : 06.06.2024 Site Visit : 06.06.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.07.2024 __
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.
This application has been recommended for approval for the following reason. Overall, it is considered the proposal would comply with policies EP 1, GP2, GP3 and HP15 in the Isle of Man Strategic Plan 2016, and is recommended for approval.
Plans/Drawings/Information;
This approval relates to:
Drawing No. 001 - Location & Proposed Site Plan; Drawing No. 100 - Proposed Floor Plan & Elevations and Section; Drawing No. 300 - Location and Site Plan only;
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Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE SITE 1.1 The site represents the residential curtilage of Ballacomaish, Kiondroghad Road, Andreas, which is a two storey detached property, located on the northern side of Kiondroghad Road. The dwelling has a detached, double garage on its north side linked by a gated pedestrian access to the dwelling. The property has an existing rear conservatory on its south-east elevation located adjacent to a single storey, ground floor living room that faces out onto the rear garden area. The rear garden is laid to grass and contains 4 mature trees and one small tree, and is bounded on all sides by a wall of Manx stone approx. 1.2m high.
1.2 The property sits isolated from any of the nearby properties, with no neighbouring dwellings located close-by, the nearest being Ballacamaish Farm approx. 400m to the south; and, Ballaclucas Farm approx. 600m to the south west. The surroundings are rural.
2.0 THE PROPOSAL 2.1 The application seeks approval for the demolition of an existing PVC Conservatory and erection of extension and creation of a terrace area.
2.2 The proposed scheme would include:
i. Demolition of the existing conservatory which has footprint measuring 3.3m x 5.7m, and its replacement with a new flat roofed extension to provide a sunroom measuring 5.3m x 5.3m. The extension would be 2.8m high to the eaves of the flat roof. The previously approved lantern which would have meant the extension topped out at 3.2m high to the top of the lantern, has been deleted from this proposal. The extension would be finished externally with painted render to match the existing dwelling.
ii. The application further proposes creation of a terraced area contained by a low wall (approx. 500mm high) which would be accessed from the new Sun Room. The proposals do not involve any works to the existing boundary walls. Also included on the application drawing is the alteration to the size of 2 No. existing windows located in the wall at first floor level above the position of the sun room. In addition, a new velux rooflight is proposed to be inserted in the south-east elevation roof-slope to provide daylight into the existing first floor bathroom.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the North and West as land not designated for a particular purpose, and the site is not within a Conservation Area. The site area is not prone to flood risks. There are no registered trees on site, and the site is not within a registered tree area.
3.2 The Isle of Man Landscape Character Appraisal 2008 describes the area as: 3.2.1 The Lehn (F2):
"THE LHEN UNDULATING LOWLAND PLAIN Key Characteristics o Predominantly arable farmland, delineated by a combination of stone walls and low Manx hedgerows. o Mixture of small to medium, relatively regular rectangular fields. o Flat, to gently sloping, landscape which falls from south to north towards the sea.
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o Several narrow, single-track lanes which connect the area with the beaches and coastal strip to the north. o Scattered and isolated settlement pattern, consisting of several traditional Manx stone buildings. o Generally few vertical elements. o Open and glimpsed views to sea from several locations within the area. o Civic Amenity waste site at Ballacallow o Glen Truan Golf Course o In places, the ruins of former farm buildings, set against the dramatic distant upland backdrop, provides strong recognisable character and sense of place.
Key Views o Open and glimpsed views northwards towards the sea from several locations along the A10 road corridor. o Distant backdrop of uplands within views southwards. o Open views across the sea (and adjacent coastal strip) from the western ridge.
3.3 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which guides extensions to traditional dwellings in the countryside.
3.4 Housing Policy 15: "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)."
3.5 Paragraph 8.12.2: Extensions to properties in the countryside 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. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
In addition, Housing Policy 16 advises:
"Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
3.6 Since the site has an established residential use and the site is within a location with existing properties, it would also be relevant to consider the general standards of development as set out in General Policy 2.
4.0 OTHER MATERIAL CONSIDERATIONS
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4.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside) is considered relevant. The section on 'Proportions and Form' on page 4 provides advice on how to make variations to the floor area of traditional buildings (extensions).
4.1.2 Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of the traditional farmhouse. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form".
4.1.3 Policy 4 states: "External finishes are expected to be selected from a limited range of traditional materials". The supporting texts to policy 4 states that "Modern construction and materials may be used to achieve a similar external appearance".
5.0 PLANNING HISTORY 5.1 This property has been the subject of a number of previous applications which are considered relevant in the determination of this application.
5.2 23/00434/B - Demolition of an existing PVC Conservatory and erection of a new sunroom in its existing location, creation of hand landscaping with a continuation of garden walls paved areas, and steps - Permitted - 16.10.2023. 5.3 04/00203/B - Installation of four heritage pattern roof lights to front elevation - Approval granted - 10.03.2004.
5.4 03/01664/B - Erection of a conservatory - Permitted - 16/12/2003.
5.5 02/00395/B - Alterations and extension to dwelling and creation of new vehicular access and drive - permitted - 22/02/2002.
5.6 87/00039/B - Alterations and extensions to barn to form workshop and double garage, and erection of greenhouse, Ballacamaish Cottage, Kiondroghad Road, Andreas - Permitted - 01.01.94.
6.0 REPRESENTATIONS
Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 HDC - Highways (6.6.24) - replies that it has no highway interest in the proposed development.
6.2 The Andreas Parish Commissioners (13.6.24) have raised no objections to these proposals.
6.3 No comments have been received from occupants of any neighbouring/nearby properties.
7.0 ASSESSMENT
7.1 The main issues to consider in the assessment of the current application are: a. The visual impact of the proposal (HP 15, GP2); b. Impact on neighbouring amenity (GP2); c. Impact on Highways (TP 4 & EP 16); and d. Impact on site ecology (EP 4).
7.2 VISUAL IMPACT ON EXISTING DWELLING AND THE SURROUNDING COUNTRYSIDE
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7.2.1 In terms of the visual impacts of the proposed works on the existing dwelling, it is considered that the proposed extension respects the proportion, design and form of the existing dwelling and would appear as a subordinate addition to the main dwelling. Whereas the new extension is considered to be of a more contemporary design than the existing, it is not judged to unduly harm the character and appearance of the main dwellinghouse. Notwithstanding, the flat roof finish, the extensions would be smaller in scale than that previously approved by PA 23/00434/B which also included internal access into the adjoining lounge. The previously proposed lantern atop the extension is deleted. The proposed alterations to the existing first floor windows and the insertion of the roof light to provide daylight into the existing first floor bathroom are minor details elements which are considered to be acceptable. The proposals would ensure that the key features of the main dwelling are not obscured by this addition which is to be sited on the footprint of the existing conservatory; thus it would appear as a contemporary but subordinate addition to the dwelling.
7.2.2 It is also noted that the flat roofed extension which would involve the addition of a basic form which is somewhat at variance with Policy 3 of Planning Circular 3/91 which does not support the addition of basic forms to traditional properties. However, as has been noted, and as previously considered by the ref: 23/00434/B application, the dwelling has single storey elements attached to it, and the new extension which would replace the existing conservatory, would be unobtrusively integrated into the existing built fabric on site. Besides, the extension would offer an improved appearance over the existing glazed conservatory which it would replace. The new terrace would be at ground level, and the dwarf wall around it at circa 500mm in height, would be unobtrusive. Given the above, it is considered that the proposal would be compliant with the requirements on Housing Policy 15 and General Policy 2.
7.2.3 As previously considered by the approval of the Ref: 23/00434/B application, with regard to potential impacts on the character of the surrounding countryside, it is considered that the proposed works would modernise the appearance of the existing property, albeit, it would be erected at a position on the property where it would not be prominent when viewed from the surrounding countryside. As well, the proposed extension in terms of its proportion, form, scale, and design are in keeping with the property and would not detract from the appearance of the property, which would make it a fitting addition to the site and area. The additional works proposed by the scheme for the creation of a small terraced area around the new extension but without the previously proposed continuation of garden walls paved areas, and steps down to provide access to the grassed rear garden area, would all be well-screened from the surroundings by the existing Manx stone garden boundary walls.
7.2.4 The development would not result in the loss of any surrounding tree or impact on any tree on site, ensuring that the development does not cause harm to the visual amenity of the locality or surrounding countryside. Accordingly, it is considered the proposal is acceptable and would not adversely affect the countryside or harm the character and quality of the landscape comprising the site and its surroundings and, therefore, complies with policies EP 1, GP2, GP3 and H15 in the Isle of Man Strategic Plan 2016.
7.3 IMPACTS ON NEIGHBOURING AMENITY
7.3.1 With regard to impact on neighbouring dwellings, the site is in an isolated position in the countryside. There are no neighbouring or nearby residential properties within close proximity to the site, and no neighbours amenities would be affected as a result of the proposed development.
7.4 HIGHWAY IMPACT
7.4.1 With regard to Highway impact, the scheme does not propose any alterations to the means of access to the site or parking within the site. Highway Services has advised that it has
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no highway interest in the proposals, and as such, it is considered that there would be no adverse impacts on parking or highway safety resulting from the proposal.
7.5 IMPACT ON SITE ECOLOGY
7.5.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish if any real harm would result with respect to ecological and environmental concerns, it would relate to the removal of some vegetation to facilitate the erection of the extension. In this case, it is considered that the scale of the proposed works and the fact that the main structure is a replacement for the existing conservatory, and provisions of a small terraced area in the vicinity of the new sun lounge extension, would not result in vegetation removal. Additionally, no trees would be removed as a result of the proposal. Therefore, any impacts on biodiversity within the site will be negligible, and overridden by the retention of the rural character of the site which will remain considerably unchanged.
8.0 CONCLUSION
8.1 Overall, it is considered the proposal would comply with policies EP 1, GP2, GP3 and H15 in the Isle of Man Strategic Plan 2016 of the Isle of Man Strategic Plan, and is recommended for approval.
9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 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 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 : 12.07.2024
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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