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The application site is the curtilage of Middle Kerrowglass, Peel Road, Michael. The site is situated on the south eastern side of the Kirk Michael Coast Road, accessed via a long track which meets the Coast Road on the northern side of Ballaquine Farm. The property Lower Kerrowglass is also accessed via the track. The site is occupied by a detached house which faces south and opposite to this at a distance of approximately 13.5m is a series of connected Manx stone barns arranged in a linear formation which steps down in height. The existing dwelling has recently been extended in compliance with 06/00098/B although the extension is not complete (see submitted photographs).
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
Environmental Policy 1, and; Housing Policy 15.
The following previous planning applications are considered relevant in the assessment and determination of this application:
03/01204/B sought approval for alterations and the erection of an extension and link conservatory to the main dwelling and conversion of part of an existing to a kitchen. This was approved.
03/01205/B sought approval for the conversion of existing outbuildings to 5 tourist units. This application was refused with the reason for refusal stating: "Whilst the Planning Committee does not object in principle to the conversion of the barns to tourist use, the scale of the proposed tourist use and level of traffic that would be generated by such development would result in an increase in vehicles entering into and exiting from the farm lane. Due to the limited visibility onto the main road and the narrowness of the farm lane, the access is considered to be unsuitable to serve the proposed development, and would be dangerously unsafe."
04/02212/B sought approval for an amendment to PA03/01204/B specifically proposing additional windows and a door fitted in the north east elevation, together with additional gable window in study. This was approved.
05/01536/B sought approval to convert existing outbuildings into 5 self contained tourist units and amendments to the vehicular access. This application was withdrawn.
06/00098/B sought approval for the re-building of an existing outbuilding to provide additional living accommodation. This approval related to a single storey outbuilding which projected off the front façade of the outbuildings which form the basis of this approval.
06/00638/B sought approval for the erection of an agricultural building. This was approved. 08/01270/A sought approval in principle to convert existing outbuilding into two self contained units to provide ancillary accommodation. This application was refused with the reason for refusal stating: "Whilst the principle of converting the barns is in accordance with Housing Policy 11, the two selfcontained units of accommodation and level of traffic that would be generated by such development would result in an increase in vehicles entering into and exiting from the existing lane. Due to the limited visibility onto the main road, the access is considered to be unsuitable to serve the proposed development, and would prejudice highway safety, contrary to Transport Policy 4 of the Isle of Man Strategic Plan 2007."
08/02312/A sought approval in principle to convert existing outbuilding into additional ancillary accommodation. This was permitted.
Michael Commissioners have indicated no objection to this application. The Highways Division states that it does not oppose this application as it has no traffic management, parking or road safety implications.
The Isle of Man Fire and Rescue Service recommends that this application be refused as the internal layout in unsafe. This is a matter dealt with by Building Control and is not a material consideration in the determination of a planning application.
THE PROPOSAL This application seeks approval for alterations and the erection of a two storey extension. The new accommodation created would link the dwelling to the adjacent barns and would provide a sun lounge, kitchen, family room, two en-suite bedrooms, a lounge and an office.
The application sets out that the existing dwelling is cold and damp and that their youngest child suffers from chronic asthma and the house loses heat easily in the winter. The present living accommodation is not adequate for the size of the family which consists of 2 adults, 2 teenagers and 2 young children. It is set out that the proposed accommodation would provide much needed accommodation which would be well insulated and finished externally to match the stone barns. The proposal would also take advantage of the sea views to the west which the current dwelling does not face. At present only the recently constructed sun room takes advantage of these views. It is argued that the two storey design of the proposed link extension would assist in the formation of ancillary accommodation approved under PA02312/A.
The site is set within open countryside and accordingly Environmental Policy 1 is relevant. This states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
The proposal is for the extension of a traditional dwelling and therefore the development must be assessed against Housing Policy 15 of the Isle of Man Strategic Plan 2007 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 of the existing building in terms of floor space (measured externally)."
The objectives of HP15 are to protect the character of the countryside by limiting the size of extensions to existing properties and to ensure that the balance of traditional properties is not destroyed by extensions that are dominant in scale and form.
The extension has been calculated to be larger than the existing dwelling in terms of floor area measured externally. HP15 sets out that extensions to traditional dwellings should not exceed 50\%. Whilst the reasoning for the extension is understood, this is not sufficient to set aside HP15 and many of the perceived benefits of the development would be met by completing the single storey link extension approved under 06/00098/B. If this is judged to provide insufficient accommodation there remains the accommodation which can be created through the conversion of the existing outbuildings (subject to compliance with HP11).
The design and scale of the proposed extension also raises concerns regarding its impact upon the character of, not only the existing dwelling but also the stone barns. The link extension would appear as a dominant feature that would sit between the buildings and whist the projecting gables on either side of the extension replicate the gables of the dwelling and the outbuildings it is judged that the scale of the extension would undermine the character of the historic buildings on the site. The approved single storey extension was of a scale that did not result in such harm.
In terms of public impact, the site is not readily visible from the A3 however a public footpath runs very close to the site and would allow close up views of the development. It is judged that public amenity would be adversely affected by the proposal.
Consideration has been given to negotiating on the design of the proposed extension, by for example simplifying the facades of the structure through the removal of the central gables and the chimney however it is concluded that the size and scale of the proposal are the principle issues of objection and these would not be overcome by detailed changes.
It is concluded that the proposed development fails the provisions of HP15 firstly by representing an increase in floor area of approximately 110% over the existing dwelling and causing harm to the character and appearance of the dwelling and barns and secondly by adversely affecting public amenity and the character of the countryside contrary to HP15. Accordingly, as the development would be harmful to the amenities of the countryside, EP1 would also be breached.
RECOMMENDATION
Refuse.
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:
The following are not afforded 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.
Recommendation Recommended Decision: Refused Date of Recommendation: 21.09.2010
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
The proposed extension would be a dominant addition to the existing dwelling and stone barns and would adversely affect the delicate balance of form and character of the building group contrary to Housing Policy 15.
The proposed extension would be visible at close range from a public footpath and would result in unacceptable harm to public amenity and the amenities of the countryside contrary to Environmental Policy 1 and Housing Policy 15.
21 September 2010 10/01136/B Page 4 of 5
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer. Decision Made: Refused Date: 24/10/10 Signed: __________________________ Senior Planning Officer
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