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24/91088/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91088/B Applicant : Mr And Mrs Antony And Lynne Hardinge Proposal : Erection of single storey extension to north elevation (retrospective) Site Address : Clougher Veg Wigan Lane Ballamodha Ballasalla Isle Of Man IM9 3EP
Planning Officer: Graham Northern Photo Taken :
Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.11.2024 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. It is considered the proposal would comply with General Policy 2, housing policy 15 of the Isle Of Man Strategic Plan 2016, Residential Design Guide 2021 and Area Plan for the South 2013, not having any significant public or private amenities.
Plans/Drawings/Information;
This approval relates to the following drawings received 22.09.24: o Drawing Location Plan o Drawing Site Plan o Drawing number 111 Floor Plans o Drawing number 211 Elevations
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services - No Interest Local Authority - No Objection
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Officer’s Report
1.0 SITE 1.1 The application site represents the curtilage of an existing detached dwelling in the countryside, known as Clougher Veg which lies on Wigan Lane. The property is of traditional design built in natural stonework, with private access running around the dwelling. 1.2 Some later extensions have taken place in the form of a later two storey extension and a single storey lean to addition. 1.3 The property benefits from an off road parking area and a garage has been converted into a workshop.
2.0 THE PROPOSAL 2.1 The current application seeks retrospective approval for a small single storey extension of 8 sq. metres which forms a downstairs WC for the property which has a ground floor bedroom. 2.2 The extension has been in use since 2014 and is constructed in materials which match the dwelling.
3.0 PLANNING HISTORY 3.1 There is one previous planning application which is very relevant in the determination of this application: 3.2 Approval was given for a conservatory under application - 13/91294/B- Permitted
4.0 PLANNING POLICY 4.1 The site sits within and area not zoned for development on the 2013 Area Plan for the south and as such lies within an area of Countryside. The site is not within a Conservation Area, Flood Zone, nor an area zoned as High Landscape or Coastal Value and Scenic Significance. 4.2 In terms of the Isle of Man Strategic Plan 2016, 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." 4.3 With that in mind the key policy for this application is Housing Policy 15, which states (in full), "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)." 4.4 There are a number of other relevant policies within the Isle of Man Strategic Plan 2016, as summarised below. 4.5 General Policy 2 sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation including design (respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them), wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety. - General Policy 3 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exception, which do not include the extension of existing dwellings. - 4.6 Environment Policy 1 seeks to prevent development which would adversely affect the site other than in exceptional circumstances. Improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area(1), 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). 4.7 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
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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. Residential Design Guide (2021) 4.8 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. 4.9 Section 4 of the residential design guide considers house extensions and the following sections are considered of relevance to this application: 4.2.2 Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
5.0 REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery; 5.2 LOCAL AUTHORITY
6.0 ASSESSMENT 6.1 The key issues to consider here are the visual impacts of the proposals on the character and appearance of the existing dwelling, the visual impacts from public view and the impact on the countryside. 6.2 The existing property is a traditional property with a pitched roof and stone as the predominate material. 6.3 The extension is a very small addition, single storey and of 8 sq. metres, as such it is not considered to be of a scale that results in a detrimental impact or dominates the existing property. Character and appearance of the existing dwelling 6.4 When looking at the property in relation to HP15, the test is whether any extensions have been designed with the proportion and form of the existing traditional dwelling and whether any proposed extensions would affect the character and appearance of the existing dwelling. 6.5 There are no public vantage points viewing the property face on due to there being no pavement outside the property and it accessed down a track from the main highway. 6.6 The extension is small of in keeping design and not of a scale that would impact on the character or dominance of the two storey main dwelling. The materials are in keeping and match the host property. 6.7 In addition the extension has been in situ for approx. 10 years.
7.0 CONCLUSION 7.1 The siting, design and finish of the extension is an acceptable level of development to an existing dwelling that comprises traditional qualities and without adversely increasing its visual impact from public view or within the wider countryside. The proposals are considered unobjectionable and recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases);
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o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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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 and/or rights to appeal.
Decision Made: Permitted Date: 15.11.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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