Loading document...
==== PAGE 1 ====
25/90101/B
Page 1 of 9
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90101/B Applicant : Mr Daniel Reid Proposal : Erection of ground floor extension (below) and two-storey to the rear of the existing dwelling house, and interior alterations Site Address : Peace House Lhoobs Road Eairy Isle Of Man IM4 3JA
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.05.2025 __
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. Prior to the commencement of the two storey extension, a scheme shall be submitted to the Planning Department and approved in writing that shall include but is not limited to the following.
Upon approval the proposals shall be implemented and maintained for the lifetime of the development.
Within 5 years from completion, any trees or habitat measures that become dislodged, or diseased, or uprooted shall be replaced with trees of the same species and habitat detail as approved.
(a) Details of the location and number of bat boxes, and;
(b) Details of the method of installation and maintenance of the proposed sedum roof and living wall proposed on the two storey extension, and;
(c) A soft landscaping scheme that includes native tree and hedge planting, and any other boundary treatments shall be submitted to the Department and approved in writing
==== PAGE 2 ====
25/90101/B
Page 2 of 9
Reason: To protect and enhance the landscape and biodiversity of the countryside in accordance with Strategic Policy 4(b), General Policy 2, and Environment Policy 1 of the Isle of Man Strategic Plan 2016.
C 3. Prior to completion of the extensions and alterations and or prior to the occupation of the dwellinghouse, whichever comes last, the new parking and surfacing shall be completed as shown on drawing no.20171-PL04 Revision 2.
Reason: To ensure good design for the provision of adequate parking and turning in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
C 4. Prior to completion of the extensions and alterations and or prior to the occupation of the dwellinghouse, whichever comes last, a new surface water drainage channel on the driveway shall have been implemented.
Reason: Highway safety, to minimise surface water from the site entering the public highway in accordance with Manual for Manx Roads and Strategic Policy 4 of the Isle of Man Strategic Plan 2016.
C 5. All external fixed lighting shall incorporate a PIR sensor and be directed towards the ground.
Reason: To protect nocturnal wildlife and the open countryside that is at present unlit in accordance with Environment Policy 22, Strategic Policy 4 and General Policy 2 of the Isle of Man Strategic Plan 2016.
N 1. Irrespective of the details contained within the planning application submission or the planning officers report the applicant should be aware of, and make any person undertaking work on their behalf aware of, their duty as stated in the Act to have regard to the environment as detailed in s36 of the Isle of Man Wildlife Act 1990 and those protected species listed in Schedule 5 and Schedule 7 of the Act.
It is an offence subject to penalties to, intentionally or recklessly kill, injure or take a protected species, intentionally or recklessly damage or destroy, or obstruct access to, any structure or place which protected species use for shelter or protection, intentionally or recklessly disturb any protected species while it is occupying a structure or place which it uses for that purpose.
This application has been recommended for approval for the following reason. By virtue of the scale, position within the landscape and, general design, the proposed development is sympathetic to the character and appearance of the existing property and the wider landscape.
The proposal sufficiently accords with the aims and objectives of Strategic Policy 1 and 4, General Policy 2, Housing Policy 16, Environment Policy 1 and 22 and Community Policy 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and detail received on the 28th of January 2025, unless otherwise stated.
o Location Plan o Site Plan o Proposed plans and elevations; 20171-PL04 Revision 2 (sub.12.05.2025)
==== PAGE 3 ====
25/90101/B
Page 3 of 9
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Highway Services - No objection __
Officer’s Report
1.0 SITE 1.1 The application site relates to the curtilage of a detached dwellinghouse on the north side of Lhoobs Road, known as Peace House. The dwellinghouse is not traditional Manx construction or design. The dwellinghouse is a contemporary design partly constructed on stilts. The external finishes comprise a precast stone finish below horizontal timber lats, all under a flat roof.
1.2 The two storey element houses a garage at ground level above which is living accommodation that overhangs the ground floor footprint on the front and west elevations. The first floor above the garage is living accommodation with access to the first floor living accommodation that is constructed on stilts. A pedestrian door exists on the rear ground floor elevation of the two storey element and on the front elevation a concrete panel ramp with metal railings facilitates access to the first floor living area; an internal staircase exists within the garage facilitating access within to all areas. The dwellinghouse is separated from the road by a private driveway and some vegetation.
1.3 Access to the site is from the single track road that is Lhoobs Road, approximately 500m west of its eastern junction with the A24 Foxdale Road. As a result of the topography, the dwellinghouse is located at a significantly higher level than the road. Land either side of the road rises to the north and falls away to the south. Land on both sides of the road and surrounding the site comprises mostly pastureland bound by hedgerow with the occasional building whilst the south comprises woodland and the Kionslieau Plantation and Reservoir.
1.4 The road marks the boundary of the Foxdale Local Plan; in general terms, north is outside the boundary, south is within.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a ground floor extension beneath the existing floor on stilts and a two-storey extension on the rear, and interior alterations to accommodate the extensions and general internal reorganisation. The two storey extension would be from the rear of the existing two storey element that comprises the garage and storage at ground floor level and living, kitchen and bedroom at first floor level. As a result of the extensions and alterations the 4 bed oblong shaped dwellinghouse would become a 5 bed 'L' shaped dwellinghouse.
2.2 The key details are as follows. (a) Construct two storey extension off the rear north two storey elevation, approximately 11m x 8m, height to match existing. Internally the ground floor living area would be smaller than the first floor because the extension utilises the topography of the site. This extension would create a guest bedroom with bathroom and dressing room on the ground floor and above a larger living and dining area. The existing garage and storerooms would be converted to an entrance hall / foyer with office and storage and access to the ground floor bedroom. The repurposed garage includes enclosing the existing space on the front elevation beneath the overhang of the first floor to create a glazed entrance.
==== PAGE 4 ====
25/90101/B
Page 4 of 9
(b) The existing first floor above the garage would be converted to a kitchen and formal living area and above the existing first floor level would become two bedrooms with associated bathrooms and dressing rooms.
(c) Construct a ground floor extension between and encompassing the stilts on the land beneath the existing first floor area, approximately 10m x 7m. This area would comprise two bedrooms with bathrooms, dressing rooms and a home gym, accessible from the new hall/foyer.
2.2.1 In respect of materials; (a) The proposed external finishes are smooth painted render at ground floor level and shingles cladding at first floor level. The facia boards and windows will be dark grey.
(b) The proposal includes the incorporation of a sedum roof on the two storey extension and a living wall on a south facing section of the two storey extension.
2.2.2 In respect of fenestration; (a) The Front south facing elevation: alterations to method of opening at first floor level. Garage door replaced with glazing. 3 three pane windows inserted between each of the pillars at ground level.
(b) Side west facing elevation: enlargement and increased number of openings to accommodate the extension and internal alterations.
(c) Rear north elevation: reconfiguration and enlargement of openings to accommodate the extension and internal alterations.
(d) Side east elevation: windows at ground and first floor level within the two storey extension.
2.2.3 In respect of parking: (a) The application form states that there are 5 parking spaces but that as a result of this application there would be a reduction of 1 parking space. (b) A new area for parking will be created and is shown on amended drawing no.PL04 Rev.1.
3.0 PLANNING HISTORY 3.1 There are other previous planning applications however the only one considered materially relevant is listed below.
24/90993/B - Alterations, erection of extensions and landscaping works. Refused.
4.0 PLANNING POLICY 4.1 Site Specific 4.1.1 The nearest Service Village is Foxdale, approximately 1m /1.7km away.
4.1.2 The site is within an area not zoned for development; 1982 Development Plan. The area is countryside as defined in Environment Policy 1 of the Strategic Plan. On the Draft Area Plan for the North and West, Landscape Assessment Areas - West, Map 2, the land is categorised as D11, incised inland slopes; this is unchanged post Inquiry. It must be noted that until adopted, for the purpose of determining this application the adopted 1982 Development Plan is relevant.
4.1.3 The site is not within a flood zone however part of the site is shown to susceptible to a low to medium risk of surface water flooding.
4.1.4 The site is not within a Conservation Area, and it is not a Registered Building, nor is it within the setting of either. There are no protected trees within or abutting the site.
==== PAGE 5 ====
25/90101/B
Page 5 of 9
4.2 Strategic policy Based on the above details and observations the following strategic policies are considered most relevant in assessing the proposed development.
4.2.1 Strategic Policy 1: Development should make the best use of resources by (a) optimising the use of previously developed land and (b) ensure efficient use of sites and (c) utilise existing infrastructure and services.
4.2.2 Strategic Policy 4: Proposals must, (b) Protect or enhance the landscape quality and nature conservation value of rural areas and (c) not cause or lead to unacceptable environmental pollution or disturbance.
4.2.3 General Policy 2: Development in accordance with land-use zoning will normally be permitted provided that they meet the relevant criteria of (a) to (n). Although the site is in open countryside, outside land-use zoning for development, the following general provisions of development are considered relevant to most development on the island, in specifically to this application. (b) respect the site and surrounding in terms of citing layout scale for design and landscaping of buildings and the spaces around them (c) does not affect adversely the character of the surrounding landscape (d) does not adversely affect the protective wildlife or habitat or water courses (f) incorporates where possible existing topography and landscape features (g) firstly does not adversely affect the amenity of local residents or local character (h) provides satisfactory amenity standards including access parking and manoeuvring (i) does not have unacceptable effect on road safety (l) is not at risk from unreasonable risk of flooding
4.2.4 Paragraph 8.12.2: Extensions to properties in the countryside: General policy is against development in the countryside therefore it is important that where development exists, it should not, when altered or extended, detract from the amenities of the countryside. 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.
4.2.5 Housing Policy 16: The extension of non-traditional dwellings will not generally be permitted where this would increase the impact of the building as viewed by the public.
4.2.6 Environment Policy 1 (EP1): EP1 is the general policy designed to ensure that the special and varied countryside and coastline of the Island is protected. Paragraph 7.5.1 highlights the importance of protecting the areas of open countryside. Countryside is defined as all land outside of settlements, and it is to be protected. Development which would adversely affect the countryside will not be permitted unless there is an over-riding need that outweighs the harm.
4.2.7 Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of pollution (i), emissions (ii), and vibration, odour, noise or light pollution (iii). Paragraph 7.17.2 highlights the impact of security lighting on adjacent properties and the wider area.
4.2.8 Community Policy 7: The design of new development including extensions of existing buildings should as far as reasonably practical include measures to help prevent crime and social behaviour.
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Residential Design Guide (2021): This document provides guidance on the design of extensions to existing dwellings and the assessment of the impact of such development on adjacent dwellings. In particular, Section 4, paragraph 4.2.2 Extensions should generally
==== PAGE 6 ====
25/90101/B
Page 6 of 9
appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house; And paragraph 4.3.3 In the case of dwellings which have a prominent appearance within the streetscene, it will be especially important to ensure any extension does not adversely affect the streetscene or locality.
5.2 Manual for Manx Road Standards; surface water run-off.
6.0 REPRESENTATIONS 6.1 The following representations can be found in full online, below is a short summery;
6.2 Local Authority o Patrick Commissioners - Although consulted on the 10.02.2025, at the time of writing the report (06.05.2025) no comments had been received.
6.3 Statutory Bodies
6.3.1 Highways Services (17.02.2025) - No Interest.
6.3.2 Ecosystems Officer (05.03.2025) - The proposal includes a sedum roof and areas of native hedge planting to mitigate against the ecological impact of the proposal. If approved, a condition requiring a soft landscaping plan that includes native tree and hedge planting should be attached, requiring agreement of such details prior to commencement.
6.3.3 Manx Utilities (Electricity) - Although consulted on the 10.02.2025, at the time of writing the report (06.05.2025) no comments had been received.
7.0 ASSESSMENT 7.1 The site has a recent refusal for alterations and amendments under PA 24/90993/B therefore the reason for refusal is a material consideration, the essence of which is stated below. (1) The form design, scale and appearance were considered unsympathetic to the existing character and appearance of dwellinghouse that would have had a negative impact upon the locality. And; (2) As a result of the preliminary site clearance and lack of information to inform ecological mitigation, the applicant had failed to preserve or enhance the natural landscape and was therefore contrary to Strategic Policy 4.
7.2 The site has no immediate neighbours where issues of overshadowing, overlooking or overbearing could be an issue, therefore the proposal does not impact upon neighbours. The key issues for this assessment are relatively unchanged to those of the refusal and can be categorised as follows. (7.2) Design and its impact upon the site (7.3) Design and its impact upon the locality (7.4) Flooding and locality (7.5) Biodiversity and locality
7.2 Design and its impact upon the site 7.2.1 As already stated above the dwellinghouse is not a traditional Manx property. There are no comparisons for the flat roofed design other than that of an agricultural building with concrete panels at ground floor and Yorkshire boarding above. The refused scheme found the design and scale contrary to policy.
7.2.2 In respect of scale, the refused application proposed a three storey dwellinghouse extending in multiple directions. This application proposes no increases to the existing height and the two storey element is on the rear which will be less visible in the limited views of the
==== PAGE 7 ====
25/90101/B
Page 7 of 9
site. The scale of this proposal is considered proportionate to the existing built ground area within the planning unit.
7.2.3 The planning statement says that upon inspection of the site, the opinion is that the ground levels have been altered, and a section of wall removed, possibly to help manage surface water flooding. To facilitate the ground floor extension excavations will take place as required and external land levels returned to appropriate levels for the extension and foyer entrance.
7.2.3 It is noted that on the existing and proposed plans the height of the east elevation is shown measured differently. The side east elevation is shown to be 6266mm on the two storey element, and 4796mm on the first floor above the stilts. However on the proposed the same measurements are shown as 5929mm and 4467mm respectively. Having electronically measured the height of the building from the proposed front elevation, around 5.9m, the building is not proposed taller or lower, the ground levels will be graded towards the building, in some cases returning the ground levels to previously thought levels. The internal floor level of +100 is retained and shown on the existing and proposed plans.
7.2.4 In respect of design, the proposed extension on the rear will utilise the topography of the site by building out from the first floor level and creating an under croft. Where the ground floor head height does not meet building regulations an under croft will be generated. The ground floor extension encompasses the area beneath the first floor on stilts, therefore utilising the land beneath without expanding the built footprint. I do not agree that the two storey extension would be subservient, as stated in the planning statement, however, due to the design and scale where seen it would appear as part of the existing roof design. Because of the contemporary design, the scale of the two storey extension would not look out of character with the host dwelling, and so I considered it to be acceptable in this instance.
7.2.5 In respective of windows, there exists a substantial amount of glazing in the dwellinghouse. There are windows across the width of the front south and rear north elevations. On the south elevation the windows will be made slightly larger in places and the garage door will be replaced with glass and windows in the ground floor extension. As a result of the extensions there will be more glazing in the east and west elevations. Although there are a large number of windows, for this modern design, the glazing works with the design, and is in keeping with the character of the host dwelling.
7.2.6 The windows on the east elevation will introduce surveillance of the agricultural field and the road. In that regard the design takes account of Community Policy 7.
7.2.7 In respect of materials, the change at ground floor level from concrete style stone to white render is in keeping with other dwellinghouses in the locality and so would not be out of character. Retention of the timber finish at first floor level, even though a different design, will retain this element of character on the existing building.
7.2.8 Overall, although the glazing is numerous, due to the existing design, it works with the design and is not considered to be a reason for refusal. The design in respect of scale and materials is in keeping with the character of the host dwellinghouse. As such the proposal accords with General Policy 2. The design utilises the existing topography and context of the site and so adequately accords with Strategic Policy 1.
7.3 Design and its impact upon the locality 7.3.1 There are no public footpaths adjoining the site or close to the boundaries of the site and the site is not readily visible from the Kionslieau Plantation.
7.3.2 The existing scale and built form appear in limited views. The timber finish helps blend the building within the landscape whereas when light reflects from the windows the light
==== PAGE 8 ====
25/90101/B
Page 8 of 9
reflection will draw attention to the building. Some trees have been lost to the weather and a landscaping scheme is proposed that should include some tree planting.
7.3.3 The increased level of glazing will increase the visibility of the building, particularly from the east where presently there is less glazing. .The increased glazing on the south elevation, because it is at ground floor level will not have an adverse impact. There are two other storey dwellinghouses with reflective glazing dotted around the wider landscape and so the harm from this one dwellinghouse, and when considered in the cumulative impact, is minimal.
7.3.4 In considering this proposal, particular attention is paid to Paragraph 8.12.2 and Housing Policy 16 of the Strategic Plan. The proposal as a whole is sympathetic to the topography and landscape therefore it would not detract from the amenities of the countryside. Nor would the proposal harm the setting of streetscene. Although potentially the proposal would increase the impact of the building as viewed by the public within the landscape, those views are limited and unlikely to cause such harm that would harm the landscape to a level that could warrant refusal.
7.4 Surface water flooding 7.4.1 As stated in section 4 of this report the site is susceptible to surface water flooding, most likely surface water run-off from the land surrounding the dwellinghouse.
7.4.2 The proposal includes some measures to manage surface water from the additional roof space by incorporating green roof space and permeable surfacing for the new parking area.
7.4.3 In section 6 of the planning statement surface water drainage has been considered. The agent confirmed that any maintenance or upgrades required for the existing drainage will be undertaken during construction.
7.5 Biodiversity 7.5.1 During the previous applications assessment it was established that a substantial amount of vegetation, including trees, had been removed from the site. Visuals of the site previously and during this application assessment together with Google Earth and Google Street View confirm the clearance.
7.5.2 Groups of trees and low vegetation provide habitat and areas for foraging and cover. The areas are more likely to have been used due to the proximity to the nearby woodland areas and the Kionslieau Plantation woodland Reservoir.
7.5.3 It was stated that the loss of trees occurred in following storm damage. The land has clearly been cleared therefore no assessment of the level of loss of habitat is possible, it can only be stated that there has been a loss. There are no restrictions on the land in respect of protected trees or species and the land that has been cleared is garden within the curtilage, therefore any conditions can only be reasonable and relevant to the appropriate policies.
7.5.4 The applicant intends to replant the land and include such measures as a wildflower garden and has included a sedum roof and living wall in the design. Because the site is on high ground and visible post loss of the trees, a landscaping scheme is required for this proposal in the countryside. Through the agent, the applicant has been offered the chance to agree a landscape scheme prior to determining this proposal, however the preference is for a condition to be discharged. Therefore a condition is proposed in accordance with Strategic Policy 4. Conditions should above all be reasonable, relevant, and enforceable. Because there were no restrictions on site, and no identified protected species, it would be unreasonable to require a condition prior to commencement. Therefore the condition is pre-construction which allows for the commencement of ground works.
8.0 CONCLUSION
==== PAGE 9 ====
25/90101/B
Page 9 of 9
8.1 The form, design, scale and appearance of the proposed extensions are considered sympathetic to the topography, character and appearance of the existing property. The proposal would not adversely impact the surrounding landscape and subject to the pre- commencement conditions could improve the biodiversity of the site.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 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).
9.2 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.
9.3 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.
9.4 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.
9.5 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.
__
I can confirm that this decision has been made by a Principal Planner 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: 14.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal