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Application No.: 10/00207/B Applicant: Mr & Mrs Mat Ingham Proposal: Extension to dwelling to provide swimming pool and associated facilities Site Address: - Ballaclucas Farm - Top Road - Crosby - Isle Of Man - IM4 4HN ### Considerations Case Officer: Mr Steve Stanley Photo Taken: 11.06.2010 Site Visit: 11.06.2010 Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee: Manx Electricity Authority Notes: see note 2 Consultee: Marown Parish Commissioners Notes: Deferred till after 05.03.10 19.03.10 - Comments received. Consultee: Highways Division Notes:**
This application is recommended to be determined by the Planning Committee as the proposal is for an extension which would when added to previous extensions increase the floor area of the existing property by more than 50%.
The application site represents the curtilage of Ballaclucas Farm, Top Road, Mount Rule Crosby. The property is situated on the northern side of the Top Road facing south. To the west of the site are two large traditionally styled properties which replaced a pair of small bungalows.
The application site is located within an area identified as being High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order.
Within the adopted Isle of Man Strategic Plan, the following policies are considered to be relevant in the determination of this application:
Housing Policy 15 which 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)."
Housing Policy 16, which 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."
The property has been the subject of several previous applications which sought to extend and alter the building and these are considered relevant in the assessment and determination of this application:
REPRESENTATIONS
The Highways Division has not commented on this application.
Marown Parish Commissioners have made the following comments on this application:
"The Commissioners are not opposed to the Application as it stands but have real concerns that this property is being repeatedly extended and may soon or even now begin to represent an overdevelopment of the site. The Commissioners would not be inclined to support any further extensions to the property unless good and compelling reasons can be shown for their necessity."
The Manx Electricity Authority has submitted an advisory note regarding electricity supply.
This application seeks approval for the erection of a single storey extension to the rear of the existing property to provide an indoor swimming pool. The proposal has been designed with traditional features which disguise a central flat roof.
The extension which would have a floor area of 197 sq.m represents an increase over the existing floor area of approximately 34%. If all of the previous extensions are added up they would equate to approximately 134% of the original dwelling.
ASSESSMENT
The main issues to be considered are whether the existing dwelling is traditional or non-traditional, whether the proposed extension would result in an adverse visual impact upon the surrounding area and whether the extension would respect the proportion and form of the existing dwelling.
The original dwelling was a traditional Manx cottage however previous extensions and alterations have altered this modest property which is now considerably larger. The wording of HP15 states that "Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
existing building in terms of floor space." However if this were taken as read it would allow for continuous incremental expansion which would thwart the objective of the policy which the preceding paragraph which is to ensure that when altered or extended, dwellings should not detract from the amenities of the countryside. This matter is further complicated by the fact that Housing Policy 16 seemingly allows for unrestricted extensions to non traditional dwellings within the countryside provided that their visual impact from public vantage points is not increased.
There is no doubt that the existing dwelling, as extended, has a quite different character to the original cottage it once was. However the extension now proposed is single storey, sited to the rear of the dwelling and the south eastern corner of the site (that facing the Top Road) is screened by dense tree planting from which the proposed extension would benefit. The lane which runs to the east of the site is not a public thoroughfare (it serves the stables to the north of the site which are in the ownership of the applicant) and so it is concluded that there would not be an adverse visual impact as a result of this proposal.
The Local Commissioners clearly recognise the importance of protecting the visual amenities of the countryside from inappropriate development however it would seem that they are content that this particular proposal given its scale, massing and siting. However the general concerns regarding the future development of the site have been noted.
The assessment of this application is finely balanced. On the one hand the proposal represents the continued incremental expansion of the property which is within the countryside and the proposal would increase the total extensions to the property beyond the 50\% threshold. On the other hand, the extension would not be visible from public thoroughfares and has been designed to respect the proportions and design of the existing dwelling.
The property is judged to be traditionally styled (by virtue of its features such as windows, chimneys and general form) and as such Housing Policy 15 is the relevant policy. It is recommended that this application be approved as an exception to HP15 based on the fact that the extension would not increase the impact of the property as viewed by the public and would not undermine the traditional character of the property. The existing dwelling has been extended previously and it is judged that the delicate proportions of the original cottage have already been lost, although the property is not unattractive. This proposal would not undermine the existing character of the property so as to warrant refusal.
It is recommended that the application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Date of Recommendation: 09.07.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of an extension to provide swimming pool and associated facilities, Ballaclucas Farm, Top Road, Crosby as shown by WL/10/1145/1, WL/10/1145/2, WL/10/1145/3, WL/10/1145/4 and WL/10/1145/5 all received 17th February 2010.
The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : __________________________ Authority Meeting Date : __________________________ Signed : __________________________ Presenting Officer : __________________________ Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
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