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Application No.: 10/00117/B Applicant: Mr \& Mrs David Creasey Proposal: Conservatory extension to dwelling house Site Address: Gibdale Cottage Bayrauyr Road St Marks Ballasalla Isle Of Man IM9 3AT ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Malew Parish Commissioners Notes: Do not object
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PREVIOUS APPLICATION PROPOSED AN EXTENSION OF THE ORIGINAL FABRIC OVER THE AMOUNT PERMITTED BY HOUSING POLICY 15 AND THIS APPLICATION REPRESENTS A FURTHER EXTENSION TO THIS AND IS RECOMMENDED FOR APPROVAL.
The site represents the residential curtilage associated with a newly refurbished dwelling which is presently being extended (see Planning History below). The cottage sits in a relatively isolated position in the middle of a field, accessed from the Bayrauyr (B30). Access is provided via Gibdale Farm although the aerial photographs show a new access directly onto the A3 which does not have planning permission and was not shown on the previous applications.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development. On the draft Southern Area Plan published on 23rd October, 2009 the site lies within an area designated as Incised Slopes where the following is included in the draft Written Statement:
Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact."
The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:
The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-
PA 96/00987/A - Approval in principle for renovations and alterations to existing dwelling, derelict cottage, Gibdale Farm, off Ballamodha Straight, Malew. Status - Application Refused on Review PA 97/00102/A - Approval in principle for renovation of derelict house to farmworkers dwelling, Gibdale Farm, Ballamodha, Malew. Status - Refused at Appeal - 10th December 1997 PA 97/00103/B - Creation of hard surface farm track, Gibdale Farm, Ballamodha, Malew. Status - Permitted
PA 02/02162/B - Re-instatement of former dwelling to form tourist accommodation and erection of rear porch Status - Permitted on Review Conditions
PA 06/01853/C - Change of use from holiday accommodation to residential Status - Approved at Appeal 7th June 2007 Conditions
PA 07/02173/B - Erection of a stable block Status - Permitted Conditions
PA 08/01165/B - Erection of two storey extension Status - Permitted Conditions
THE PROPOSAL Now proposed is the further extension of the dwelling through the addition of a conservatory. The plans are disappointingly poor, given the sensitivity of the site and the care taken in previous applications to retain the character of the cottage during renovation and extension.
The conservatory is to be set on the eastern side of the rear extension and will project out 3 m from the extension and be 4.8 m long. The structure will be almost entirely glazed, with a low - 600 mm high - base wall and the structure will be 3 m high with a lean-to roof and will join the extension at the height of the ground floor stone-faces walling: there is timber boarding on the extension at first floor level.
Malew Parish Commissioners raise no objection to the application.
When the previous application was considered for extension to the property, the following was concluded by the reporting officer: "In this case the extension will be larger than the existing which is larger than the provided for in the policy. However, the ridge is shorter than that of the main dwelling and the extension projects only 0.3 m further from the rear wall of the original dwelling than the width of the property. In order to reduce the extension to represent a increase from the original floor area, the extension would need to be reduced by 1 m in terms of its width and length. The visual impact of such a change is negligible, would not substantially affect its character or appearance, particularly bearing in mind that the property is only visible from a significant distance (one quarter of a mile to the Ballamodha Straight).
As such, whilst the proposed extension is larger than the provided for in the Strategic Plan, the impact of the proposal is considered to be acceptable and as such the application is recommended for approval."
The proposed extension will add a further 14.4 sq. m over and above the approved extension, bringing the total amount by which the property would be extended beyond the original footprint, to (the original cottage provided 95 sq. m of floor area, the previous extension added 65 sq. m to this).
However, the latest proposed extension will be a modest glazed structure which will not be publicly visible and changes little the appearance or character of the cottage and the traditional and modest character of the cottage is still retained.
As such, the extension is recommended for approval but in no way does this establish a way forward for further extensions to the cottage and this is based upon the modest size and the fact that the conservatory is to be made principally of glass and has a limited impact on the property.
A note should be attached to any approval, drawing attention to the fact that no approval is hereby granted to the creation or use of the track which has been created from the cottage to the Ballamodha Straight (A3) and for which no planning approval has ever been sought.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Date of Recommendation: 05.03.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the erection of a conservatory as shown in drawing received on 2nd February, 2010.
It should be noted that no approval has been sought or granted for the creation of a tracked access from the cottage to the A3 Ballamodha Straight. As such, this track is unauthorised and may not be retained or used after building works in association with the refurbishment and extension of the cottage have been completed.
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 : .............................. Committee Meeting Date : .................................. Signed : .............................................. Presenting Officer .................................. Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
5 March 2010 10/00117/B Page 5 of 5
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