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The application site comprises a parcel of land that is located on the northern side of the road that leads from Abbeylands Crossroads to Lanjaghan Farm at the north eastern end of the Abbeylands area of Onchan. The site currently contains a derelict two storey building.
The proposed development comprises the erection of an extension to provide a garage and additional living accommodation onto the building contained within the application.
There have been a number of previous planning applications related to the application site, four of which are considered specifically material to the assessment of this current planning application:
Planning application 02/00986/A sought approval in principle for the conversion and extension of the building contained within the application site to a dwelling. This previous planning application was initially refused by the Planning Committee on the 10th October 2002. The initial refusal was subsequently reversed by the Planning Committee at review with the review approval decision notice issued on the 13th February 2003. A subsequent appeal against the approval was dismissed by the Minister, contrary to the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 25th July 2003. This approval, which was originally due to expire on the 25th July 2005, was extended by the Planning Committee for two years and expired on the 25th July 2007.
Planning application 03/01556/REM sought approval, as a reserved matter to previous planning application 02/00986/A, for the upgrading of an existing farm track as an alternative access to the application site. This previous planning application was initially approved by the Planning Committee on the 28th January 2004. The initial approval was confirmed by the Planning Committee at review with the review approval decision notice issued on the 1st April 2004. A subsequent appeal against the approval was dismissed by the Minister, in
accordance with the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 24th August 2004. This approval expired on the 24th August 2008.
Planning application 05/00998/B sought approval for the conversion and extension of the building contained within the application site to a dwelling. This previous planning application was initially refused by the Planning Committee on the 5th September 2005. The initial refusal was confirmed by the Planning Committee at review with the review refusal decision notice issued on the 10th November 2005. A subsequent appeal against the refusal was upheld by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 21st June 2006. Based on a site visit undertaken on the 23rd March 2010 it is evident that in terms of planning there have been no works related to this planning approval undertaken. As such, this planning approval has not yet been implemented and will currently expire on the 21st June 2010.
Planning application 07/00147/A sought approval in principle for the demolition of existing building and erection of a replacement dwelling. This previous planning application was refused by the Planning Committee on the 3rd April 2007.
Onchan District Commissioners recommend that the planning application be refused on the grounds that the proposal does not meet the design criteria of Planning Circular 3/91.
The Department of Transport Highways Division do not oppose the planning application. The owner of Lower Ballacashin objects to the planning application. No explanation of their objection is given.
In terms of land use designation the application site is located within a wider area of land that is designated as open space under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 (Map No. 2).
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 of the existing building in terms of floor space (measured externally)."
The planning application seeks planning approval for the erection of a single storey extension to provide a garage and additional living accommodation on the south western elevation of the building contained within the application site.
The submitted drawings show a two storey extension on the north eastern elevation of the building. This extension currently has valid planning approval under previous planning application 05/00998/B but, at the time of writing, has not been constructed. As this previously approved planning application is currently due to expire on the 21st June 2010 and the extension approved under it has potential implications for the assessment of the current proposal the matter has been raised with the applicant. As confirmed within their email of the 7th April 2010, the applicant has stated that it is their intention to commence this previously approved before the 21st June 2010. This has been subsequently reinforced by a further email, 11th May 2010, from the applicant that states that footings have been dug and concrete is expected to be poured as soon as practical. Assessment of the development is therefore made on the basis that the aforementioned development is proceeding within the parameters of that planning approval.
The relevant planning policy for assessing the proposal is Housing Policy 15 of the Isle of Man Strategic Plan 2007. It can be seen that that the two primary issues to consider from this policy are a) whether the proposed extension respects the proportion, form and appearance of the existing property; and b) the level of increase in floor space arising from the proposal.
In terms of a) the existing building is of traditional proportion, form and appearance. After due consideration it is concluded that the extension proposed by the current planning application fails to suitably respect the
proportion, form and appearance of the building. The resultant building does not appropriately retain its traditional appearance and is unbalanced. As such, the proposal fails to suitably accord with the provisions of Housing Policy 15. As regard b) taking the existing property, the previously approved extension and the current proposed extension into account the overall increase in floor space equates to 92%. This is significantly in excess of the 50% referred to within the policy. It is not considered that there are exceptional circumstances to justify such significant increase in floor space, especially given the concerns regarding the design of the proposed extension.
It is recommended that the planning application be refused.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Onchan District Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Transport Highways Division (now within the same department as the Planning Authority); and
The owner of Lower Ballacashin.
Recommendation
Recommended Decision: Refused Date of Recommendation: 11.05.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The proposed extension fails to suitably respect the traditional proportion, form and appearance of the existing building contrary to the provisions of Housing Policy 15 of the Isle of Man Strategic Plan 2007. Furthermore, taking the extension approved under extant previously approved planning application 05/00998/B into account the proposed extension equates to a 92% increase in floor space. Such increase in floor space is further contrary to the provisions of Housing Policy 15 of the Isle of Man Strategic Plan 2007.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer.
Decision Made : Refused Date : 17/6/19
Signed : ______________________________
Senior Planning Officer
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