Loading document...
==== PAGE 1 ====
24/91383/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91383/B Applicant : Mr & Mrs Karen & Paul Tranter Proposal : Demolition of existing lean-to extension and timber conservatory, erection of single story extension to the rear of the existing dwelling Site Address : Ballacuberagh Cottage Sulby Glen Sulby Isle Of Man IM7 2BD
Principal Planner: Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.02.2025 __
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.
This application has been recommended for approval for the following reason. It is considered the proposal would appear as a subordinate extensions, while still allowing the main dwelling house being the main aspect within the site. The proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2 and Planning Circular 3/91.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 13.01.2025.
__
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services - No Objection Local Authority - No Objection - Drainage matters considered by Building Regulations. __
==== PAGE 2 ====
24/91383/B Page 2 of 4
Officer’s Report
1.0 SITE 1.1 The application site represents the residential curtilage of Ballacuberagh Cottage, Sulby Glen, Sulby which is a traditional two storey Manx farmhouse styled dwelling located to the western side of the Sulby Glen Road and southwest of Sulby Village.
2.0 PROPOSAL 2.1 This application seeks approval for the demolition of existing lean-to extension and timber conservatory, erection of single story extension to the rear of the existing dwelling.
3.0 DEPARTMENT POLICIES 3.1 The application site is designated as woodland and within an area zoned as High Landscape or Coastal Value and Scenic Significance under the IOM Development Plan Order 1982. The site is not within a Conservation Area. The site is not within a Flood Risk Zone. The land directly to the south of the site (stream) is within a High Flood Risk from Surface Water Flooding.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.4 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
3.5 Housing Policy 15 states: "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)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
5.0 REPRESENTATIONS 5.1 Highway Services comment there is no Highway Interest (20.01.2025).
==== PAGE 3 ====
24/91383/B Page 3 of 4
5.2 Lezayre Parish Commissioners comment (11.02.2025) that they have no objection subject to all drainage issues being dealt with.
6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the countryside/landscape and individual dwelling.
6.2 Currently, the dwelling is apparent from the Jurby East Road and from the Sulby Glen, albeit mature landscaping within the front garden of the property its appearance is reduced. However, the proposed works to the rear would not be publically apparent form the Sulby Glen Road.
6.3 The existing dwelling is a two storey traditional style farmhouse style property with Manx stone finishes, slate roof, vertically proportion windows and gable chimneys. The existing property is traditional in form and appearance and it is considered HP 15 requires consideration.
6.4 In terms of the size increase of the current proposed extensions would have a floor area of approximately 36.4sqm. Currently the existing dwelling has a floor area of 170.6sqm. Part of this includes the single storey porch/toilet outlet which is proposed to be removed (7.6sqm). Taking this into account and that the proposed works would result in the dwelling having an overall floor area of 189sqm, this would equate as a percentage increase over the existing property of approximately 10.7%.
6.5 In terms of the proportion, scale and form of the proposals, the finish, form and proportion, especially from public views are traditional in form and appearance.
6.6 It is considered the proposals would appear as a subordinate extension and would still allow the main dwelling house being the main aspect within the site, especially when viewed from pubic views. Due to these reason; this it is considered it would be difficult to argue that the proposal would adversely affect the countryside as per the requirements of Environment Policy 1 or would harm the character and quality of the landscape and therefore comply with Environment Policy 2. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15.
6.7 Comments from the Commissioners seek drainage issues being conditioned to be resolved, but do not expand on what drainage issues need resolving. The application form indicates that alterations to the existing soakaway and septic tank but no details are included on the submit plans. There are no objections from any drainage authority, the site is not within a high flood risk area. The proposed extension is modest in size and is replacing an existing rear extension. The proposed changes/extension would require Building Regulations permission and therefore it is considered these matters would be considered at this point. Further alterations indicated could potentially fall under Permitted Development (permission subject to conditions can be approved for replacement systems).
7.0 CONCLUSION 7.1 It is considered the proposal would appear as a subordinate extensions, while still allowing the main dwelling house being the main aspect within the site.
7.2 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2 and Planning Circular 3/91. It is recommended that the application be approved.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
==== PAGE 4 ====
24/91383/B Page 4 of 4
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.
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.
__
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: 17.02.2025
Determining Officer Signed : J SINGLETON
Jason Singleton
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