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24/91249/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91249/B Applicant : Mr And Mrs Andrew And Eleanor Harding Proposal : Two-storey extension to west elevation (amendments to PA 21/00509/B in respect of external finishes) Site Address : Ash Tree Cottage Ballavitchel Road Crosby Isle Of Man IM4 2DL
Senior Planning Officer: Jason Singleton Photo Taken : 05.12.2024 Site Visit : 05.12.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.12.2024 __
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. The proposal is considered to be in accordance with Environment Policy 1, Housing Policy 16 and General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.
Plans/Drawings/Information;
This decision relates to drawings and supporting information submitted on 19/11/24, referenced; 20-1480-01 20-1480-02 20-1480-03B 20-1480-04B Photo Sheet 1-5 __
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DoI Highway Services - No Objection Officer’s Report
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1.0 THE SITE 1.1 The site is the residential curtilage of Ashtree Cottage, an existing dwelling to the west of Ballavitchel Farm, accessed from Ballavitchel Road via a farm lane which serves other farm buildings. Ballavitchel Farm and Ballavitchel Lodge are the east of the site. The dwelling in question is to the west of this cluster of rural buildings, with a small stream running along the western edge. There are mature trees and large farm buildings to the south and a garage with a copse of trees beyond to the north. The site, and the immediate area are more widely, is in an elevated position with the land falling from north to south. The site dwelling is partially visible at a distance from Ballavitchel Road to the south.
1.2 The site dwelling is a two-storey rendered dwelling which retains some core features traditional cottage style dwelling including gable end chimney stacks and slate roof. The dwelling has however been altered in the past, with a two-storey shallow pitch extension to the rear. There are two pitched dormers to the front.
2.0 THE PROPOSAL 2.1 Proposed is a two-storey side extension to the dwelling. This application is a re- submission of a former approval ref; 21/00509/B, where the difference being this application seeks a different external finish than previously approved and omits the balcony from the first floor gable. Internally there has been some alterations to the subdivision of living accommodation.
2.2 The level of finish to the proposed extension as per approval 21/00509/B was painted render to the ground floor and a to first floor walls of the two storey element to receive Cedar or Scottish Larch burnt timber cladding. Walls to mono-pitch roof, first floor wall and dormer elements to be clad with 'Metseam' metal standing seam roof system in a dark grey/black matt finish. Roof to mono-pitch and dormer roof to receive 'Metseam' metal standing seam roof system in a dark grey/black matt finish.
2.3 This application seeks approval for the use of an alternative level of finish to the walls to first floor to be dark grey/black timber composite vertical cladding to the west, south and north elevation of the new extension and the new roof to dormer to be treated in a dark grey, poly roof or similar fibreglass roofing system. The roof to the extension and lean to would be dark grey natural slate.
2.4 The extension would have a contemporary form and finish, with open glazing to the western gable and ground floor single storey element to the front. It would have a pitched roof to the rear, matching the ridge height of the main dwelling, sloping to a single storey to the front, projecting beyond the main front elevation by approximately 2.1 metres. The height of this front element of the extension would be 2.5 metres to the eaves.
2.5 A pent roof dormer feature is proposed above the single storey element create an en- suite bathroom to the proposed master bedroom. Overall, the extension would run approximately 11 metres from south to north, and would increase the frontage width of the dwelling by approx. 6m at the widest metres. The overall increase in floor space would be just under 50% of the existing as per the previous application that was approved.
3.0 PLANNING POLICY 3.1 The site falls within an area not zoned for any particular purpose and considered open countryside within the 1982 Development Plan. This plan also shows the site as being within an Area of High Landscape or Coastal Value and Scenic Significance (AHLV).
3.2 The site is not within a Conservation Area or at any flood risk from surface water flooding, nor are there any registered trees affected by the proposals.
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3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
Spatial Policy o 5 Building in defined settlements or GP3
General Policy o 2 General Development Considerations o 3 Exceptions to development in the countryside
Housing Policy o 15 Extension or alteration to traditional styled properties in the countryside
Environment Policy o 1 Protection of the countryside o 2 Protection of the character of AHLV
3.4 Residential Design Guide (2021) This document provides detailed advice including sustainable development and climate change resilience, design of new houses and extensions to existing residential properties 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.
3.5 Planning circular 3/91 - Guide to the design of residential development in the countryside. This document gives guidance that sets down some basic principles to design and construct residential dwellings in the countryside. This forms a constructive approach to protecting the quality of the countryside and the conservation of existing rural buildings and sympathetic methods of extending.
4.0 PLANNING HISTORY 4.1 21/00509/B - Alterations and erection of a 2 storey extension. Approved on 9th July 2021.
4.2 21/01147/B - Conversion of outbuilding to provide living accommodation. Approved on 15th December 2021.
5.0 REPRESENTATIONS 5.1 DOI Highways - No Objection (25/11/24) 5.2 Marown Parish Commissioners - (03/12/24) do not raise any material objection in their comments and asked for a deferment until after the end of the week following their meeting on Wednesday 18 December, no comments had been recieved by 30 December.
6.0 ASSESSMENT The key considerations in the assessment of this planning application are:
Principle of Development 6.1 The site falls outside of a defined settlement boundary and sits within the open countryside that is not designated for residential development. However, housing policy 16 and its supporting text do include the provision for extensions to traditional dwellings within the countryside, provided such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resultant dwelling in the context of the public realm.
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Design and Appearance 6.2 The built form as previously approved is to remain the same with no alterations to the design of the previous scheme. The only discernible alteration here is the material finish to the new walls at first floor level going from a "Metseam" metal standing seam roof in a dark / grey finish to a dark grey/black timber composite vertical cladding to the west, south and north elevation. The same would be for the dormer roof in terms of finish. The remainder of the roof area of the extension would be natural grey slate and the lower part of the walls would be painted render finish. Both as per the previous approval and to match the level of finish (roof tiles and walls) of the existing dwelling.
6.3 The reaming details would not be unaffected by the proposals, the proposed extension would use contemporary design and materials which would contrast with the muted design of the existing dwelling with its rendered walls and relatively limited use of glazing. The ridge height of the extension at its highest point would match that of the main dwelling however, the extension would be less than 50% of the width of the existing front elevation. Whilst the low level frontage of the extension would project beyond the existing front elevation by approx. 1.5m, of which, the majority is floor to ceiling corner glazing while the bulk of the extension including two-storey elements, would be set further behind it towards the rear of the property.
6.4 The scale and roof design of the extension would be a notable contrast but would remain subservient to the main dwelling through the use of lower eaves heights, glazing and appropriate scale and height. The use of dark cladding materials (as noted above) would provide a contrast to the painted rendered dwellinghouse and also provide a natural link between the dwelling and the surrounding trees and open landscape to the north and west, as well as the surrounding farm buildings. The brightly coloured render of the main dwelling would also ensure that it remains the dominant visual feature of the site.
6.5 As the dwelling is not readily visible from public view and given its current appearance as discussed, it is considered that the proposal would not result in any demonstrable harm to the character or appearance of the site or surrounding landscape. Overall, the proposed extension, whilst not traditional, would not be readily visible from public view and would and would not increase the scale or visual impact of the dwelling in a way which would be unsympathetic to the surrounding rural context as sough through Housing Policy 16.
6.6 It is not considered that there would be any significant loss of or harm to rural heritage given the existing context. In this regard, the proposal is considered to be in accordance with Strategic Plan policies EP1, EP2, GP2 and HP16.
6.7 Neighbouring Amenity In terms of the nearest neighbour and any adverse impact, it is pertinent to assess this against the nearest neighbour to the site, however given the remoteness and detached nature of the property there are no immediate neighbours whose general amenity would be affected by the proposals. It is further noted the local authority do not object and we have not received any objections or comments from the adjoining neighbours. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
7.0 CONCLUSION 7.1 In summary, the proposal is considered to accord with Environment Policies 1 & 2, Housing Policy 16 and General Policy 2 of the IOM Strategic Plan. No unacceptable adverse impact has been identified as likely with respect of the character and appearance of the surrounding landscape or the residential amenity of the neighbours.
8.0 Right to Appeal and Right to Give Evidence
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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); 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.
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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: 30.12.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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