223276

==== PAGE 1 ====

PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal : 14/00241/B Mr Stephen John Turner Alterations and additions to dwelling including the erection of a detached garage (amendments to PA 11/00251/B & PA 12/00032/B) Carisbrooke Clenagh Road Sulby Isle Of Man IM7 3AD Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Mr Chris Balmer 18.03.2014 18,03.2014 Officer Delegation Officer's Report 1.0 THE SITE 1.1 The site represents the residential curtilage of Carisbrooke, Cienagh Road, Sulby which is a two storey detached traditional Manx property, located on the eastern side of the Clenagh Road and north of the Sulby Crossroads. 2.0 PROPOSAL 2.1 The application seeks approval for the alterations and additions to dwelling including the erection of a detached garage (amendments to PA 11/00251/B 8i PA 12/00032/B). The main aspects of the proposed works would be the two storey side extension which would have a width of 3.9 metres, a depth of 6.3 metres and a ridge height of 6.7 metres. 2.2 The second major aspect of the proposes is the rear first floor extension, which aiters the roof design from a cat-slide roof, to a pitched roof and by doing so removes a large flat roofed dormer window which sits within the majority of the rear roof elevation of the dwelling. 2.3 The proposal as identified within paragraphs 2.2 and 2.3 have already benefited from planning approval (11/00251/B), The alterations between the last approval and this application consist of the following: 2.4 Installation of a chimney stack to northern gable end; Removal of vertical posts under 1st floor balcony; Alterations to front porch; Windows in northern gable end altered; and Internal alterations. The submission includes alterations to the detached garage, which again benefited from recent approval (12/00032/B). The alterations consist of: 2.5 Cement render to be replaced with lime render; Roof pitched changed to 40 degrees form 35 degrees; Alteration to garage doors; Glazed panel removed from pedestrian access door; and 11 April 2014 14/00241/B Page 1 of 4

==== PAGE 2 ====

Provision of an access hatch to roof void to north gable end wall. PLANNING STATUS The application site is within an area recognised as being an area of'White Land', not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within Maughold Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. 3.0 3.1 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policies are relevant in the consideration of the appiication:- 3.2 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)." 3.3 Housing Policy 16 states: "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." 3.4 4.0 PLANNING HISTORY 4.1 The following planning applications are considered relevant in the assessment and determination of this application:- 4.2 Erection of detached garage ■ 12/00032/B - APPROVED 4.3 Erection of detached garage with store over - 11/01399/B - REFUSED 4.4 Alterations and extensions to dwelling - 11/00251/B - APPROVED 4.5 Replacement of windows - 93/00778/B - APPROVED 5.0 REPRESENTATIONS Lezayre Parish Commissioners have recommended an approval of the application. 5.1 5.2 DOI Highway Services have no objection. 6.0 ASSESSMENT 6.1 The starting point for any extension to a dwelling in the countryside is which of the two relevant planning policies for extension of dwellings should be considered. Housing Policy 15 states that 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). 6.2 Housing Policy 16 indicates 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. 6.3 6,4 It is clear from the plans submitted and from visiting the site that the proposal is of a traditional nature, albeit the rear elevation and parts of the front elevation has been extended 11 April 2014 14/00241/B Page 2 of 4

==== PAGE 3 ====

poorly. However, given the principle elevation Is mainly of a traditional appearance, which fronts onto public highway. Housing Policy 15 is the relevant policy to consider in this case. 6.5 This proposal would increase the existing foot print of the dwelling by approximately 30% and therefore below the generally permitted size for extensions. In terms of proportion and form, the proposals would match the existing traditional aspects of the building, with similar proportions and window fenestration to match the traditional style all In accordance with Planning Circular 3/91. The proposal also Involves the remove of the existing inappropriate windows with uPVC sliding sash windows to all elevations which will improve the visual appearance of the property. 6.6 The proposal would result in a property with five upper front windows, which is similar to the traditional Manx farmhouse design, which as indicated within Planning Circular 3/91 (Policy 4), states that these design of dwelling is a rarer extended version of the traditional three upper front windows. Overall, it is considered the two storey extension the proposal would comply with Planning Circular 3/91. 6.7 6.8 The first floor rear extension, is also beneficial to the visual appearance of the property given the large rear flat roof dormer would be removed and replaced with a more traditional and appropriate form of development. 6.9 The proposal would not give rise to any significant adverse impacts upon the residential amenities of neighbouring properties, given the position of the proposed works in relation to neighbouring properties, the distance between the site and neighbouring properties and the boundary landscaping, especially to the south of the dwelling (approx. 2.5 m mature hedgerow). 6.10 the proi residential am^ities o'^neighbouri relation \to propertie^r/d the bound m mature nedgerow). would not gi\js-<ise to any significant adver: prop^ies, giv^ the position o^he proposed works in lighbouridg prop^ies, thexjistanre betweel^th^site andxt^hbouring jgjTOScaping, esp^Ctafly to the soutfTT5f the dweiling (approx 2.5 pacts upon the 6.11 All other alterations are minor in nature and are beneficial to the visual appearance of the dwelling, again complying with the relevant planning policies of the lOM Strategic Plan. In relation to the proposed garage, it is considered that the proposed garage respects 6,12 the proportion, form and appearance of the existing dwelling. The proposed garage is deemed to be built to a suitable height and is regarded not to cause harm to the public and private amenity nor the visual amenities from the highway. The external finishes to the proposed garage match that of the exiting dwelling thus respecting the form and appearance of the dwelling and the curtilage of the overall site, The proposed minor alterations to the garage again are considered appropriate. 7.0 RECOMMENDATION Overall, for the reasons set out in this report, it is considered the proposals would comply with the relevant policies as indicated within the Isle of Man Strategic Plan and Planning Circular 3/91, and therefore it is recommended that the application be approved. 7.1 PARTY STATUS It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) and should be afforded interested party status: 8.0 8.1 Lezayre Parish Commissioners 11 April 2014 14/00241/B Page 3 of 4

==== PAGE 4 ====

Highway Services Recommendation Recommended Decision: Permitted Date of Recommendation: 11.04.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason; Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawings reference numbers 1, 2A, 3, 4 and 5 all received on 28th February 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. LI Decision Made: Permitted Date : Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer ✓ Signed : Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 11 April 2014 14/00241/B Page 4 of 4