Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:22663}}

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND A REPRESENTATION BEING RECEIVED FROM A MEMBER OF STAFF IN THE PLANNING AUTHORITY.

The Application Site

1. The application site comprises the residential curtilage of and land adjoining a detached dwelling known as Cronk Breck. This dwelling, which was recently constructed as a replacement dwelling, is located on the eastern side of the Bayr ny Hayrey road (B14), south west of Andreas village.

The Proposal

1. The proposal comprises the installation of three dormer windows, two within the front elevation and one within the rear elevation of the dwelling. The three proposed dormer windows are pitched roof dormers, with the respective ridges of each proposed dormer being set below the ridge of the overall existing roof.

Planning History

1. The application site has been the subject of a number of previous planning applications, the following of which could be considered specifically material to the assessment of this current planning application:

1. Planning application 09/01011/B sought planning approval for the demolition of existing farmhouse and ancillary outbuildings and erection of a replacement dwelling. This previous planning application was approved by the Planning Committee on the 19th October 2009.

1. Planning application 10/00216/B sought planning approval for the erection of a replacement dwelling. This previous planning application was approved by the Planning Committee on the 30th April 2010. The development proposed by and approved by this previous planning application basically consisted of amendments to the development approved by previous planning application 09/01011/B.

1. Planning application 12/00582/B sought planning approval for the creation of a temporary access track and erection of a temporary general purpose agricultural building to house garden maintenance machinery, vehicles and helicopter. This previous planning application was refused by the Planning Committee on the 12th June 2012.

1. At the time of writing there are two related planning applications currently under consideration. These planning applications, which are currently pending decision, are:

1. Planning application 12/01363/B which seeks planning approval for alterations and erection of extension to provide garage with living accommodation above.

1. Planning application 12/01374/B seeks planning approval for erection of a general storage building and associated landscaping including extension of residential curtilage to accommodate new access tracks, repositioned driveway, new entrance walling and concrete apron.

Planning Policy

1. In terms of land use designation the application site is not designated for any site specific purpose under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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)."

Representations

1. The owner and/or occupant of Ballachurry Farm Cottage, which is located approximately 250 metres east of the dwelling, has made representations to the planning application. They state that they have no objection to the proposed dormer windows as they consider that these maximise best use of existing floor space, and do not result in undue overlooking of their property given the positions and distances involved. They do express concern over the defined of the red line within the planning application and question whether this is meant to represent the residential curtilage of the dwelling. They refer to red and blue lines shown within previous planning applications.

Assessment

1. The main issue to consider when assessing the proposal is the visual impact of the proposed dormer windows on the character and appearance of the area. The use of pitched roof dormers is concluded to be acceptable as such style of dormer window is a feature found on rural dwellings throughout the Island. The proposal is therefore concluded to satisfy this aspect of Housing Policy 15 and suitably respect the proportion, form and appearance of the existing dwelling. In terms of their visual impact the addition of three dormer windows does not significantly increase the overall massing and visual presence of the dwelling. Visually, the dwelling can be seen from the B14 to the south and west of the site and from the B7 Regaby - Kerrowgaroo road. However, those views are generally screened to a large degree, or at least partially obscured, by intervening topography and vegetation. It is difficult to find a clear unrestricted public view of the entire dwelling. Given the extent of overall visibility and the scale of the proposal the character and appearance of the area is concluded not to be adversely affected by the proposed dormer windows.

1. Due to the type of development and the distance from surrounding property the proposal is not considered to affect any other obvious material planning consideration.

1. In respect of the representation from Ballachurry Farm Cottage it should be noted that the red line submitted with a planning application defines an application site and does not automatically define a residential curtilage. In this instance it is simply drawn around the relevant land ownership. Unless specifically amended by a subsequent planning approval the residential curtilage is as defined by previous planning applications 09/01011/B and 10/00216/B. For the avoidance of doubt this can be stated within a note attached to the decision notice if this planning application is approved.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The owner and/or occupant of Ballachurry Farm Cottage (distance from site and intervening land ownership).

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 10, 51, 52, 103 and 104 date stamped the 9th October 2012.

C 3. For the avoidance of doubt the red line defined on drawing no. 10 is taken to show the definition of the application site only and shall not be construed as defining a residential curtilage of Cronk Breck. Unless amended by a subsequent planning approval the residential curtilage of Cronk Breck is as defined within previous planning applications 09/01011/B and 10/00216/B.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : Approved Committee Meeting Date : 26/11/12

Signed : G. H. S. M. Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO