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2 September 2014 14/00879/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/00879/B Applicant : Mr Tommy & Mrs Michelle Quinn Proposal : Alteration and extension to existing porch Site Address : Holiday Cottage Primrose Lodge Slieau Lewaigue Lewaigue Ramsey Isle Of Man IM7 1BH
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit : 27.08.2014 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of Primrose Lodge, Slieau Lewaigue, Lewaigue, which located on the western side of the Slieau Lewaigue and southeast of Ramsey. Within the application site is a two storey detached dwelling and a two storey detached barn that has been converted to holiday cottages and is the subject of this application.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the alteration and extension to the existing porch, which would also incorporate a WC. This would be the same depth but roughly twice the width of the existing porch, which has a projecting hipped roof. It would have a monopitched roof finished with slate and have coping stones at each end; it would be stone-clad to match the existing, and the porch would extend over an existing pair of French doors that would be infilled, again with stone to match the existing.
3.0 PLANNING POLICY
3.1 The application site is within an area recognised as being an area of 'woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but it is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
3.2 Given the nature of the proposal and its location, it is considered that the most relevant policies of the Strategic Plan are Environment Policy 2 and Housing Policy 15; the former reads in full: "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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
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2 September 2014 14/00879/B Page 2 of 4
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.".
3.3 Housing Policy 15 reads in full: "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)".
4.0 PLANNING HISTORY
The following previous planning applications, in chronological order, are considered relevant in the assessment and determination of this application:
o 03/00491/B - Conversion of barn to tourist accommodation and creation of new access
5.0 REPRESENTATIONS
5.1 No representations have been received.
6.0 ASSESSMENT
6.1 The proposed porch and WC would, as noted, replace the existing porch. Although a porch was constructed following a 2009 approval, the form of the porch currently in place does not match the approved plans, which showed a gable projection as opposed to the hipped roof that has been installed. Otherwise, the porch appears to be identical to that approved. The works hereby proposed would, if implemented in line with the plans now submitted, regularise the Planning situation inasmuch as the existing, unlawful porch would be removed and replaced.
6.2 Turning to the proposal, it is considered that the proposed extension would be appropriate in scale for the existing barn. Small lean-to structures such as this are found on barns and, with this being the sole extension - whether proposed or existing - to the original footprint of the barn itself, it is not considered to undermine its historic interest or traditional features. This, given also that the proposed materials would match those of the existing building, indicates that an objection on grounds of the design or visual impact would be inappropriate.
6.3 For these same reasons, the proposal is acceptable in the context of both Environment Policy 2 and Housing Policy 15.
6.4 It is noted that the original approval in 2003 did not have a specific condition attached that restricted the barn's occupancy/use as a holiday cottage. Its Condition 1 read: "This approval relates to the conversion of the barn to tourist accommodation as shown in drawing reference 0298/PL02A received on 23rd July 2003 and the alterations to the existing access as shown in drawing reference 0298/PL04 A received on 1st October 2003". Given that this reflected the description of the application it is perhaps an understandable condition. However, with the current application, a condition restricting occupancy of just the development proposed (the porch and WC extension) to tourist purposes would result in a
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2 September 2014 14/00879/B Page 3 of 4 circumstance where the unit as a whole had different conditions attached in respect of occupancy restrictions. It is therefore considered appropriate to attach a condition requiring the entirety of the holiday cottage be restricted in terms of its occupancy, and a condition to this end is recommended accordingly.
7.0 RECOMMENDATION
7.1 It is considered that, subject to the discussed condition, the proposal would be acceptable for the reasons given and is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted
Date of Recommendation:
02.09.2014
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.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The tourist unit ("Holiday Cottage") shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
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This approval relates to the following plans, date-stamped as having been received 22nd July 2014: PTA-163-01, PTA- 163-02 and PTA-163-05.
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.
Decision Made : Permitted Date : 05/09/14
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher
Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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