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Application No.: 10/01207/B Applicant: Mr Andy \& Mrs Lorraine Smith Proposal: Erection of an extension to dwelling house Site Address: The Old Parsonage St. Judes Isle Of Man IM7 2EW ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Andreas Parish Commissioners Notes :
The planning application is before the Planning Committee at the request of a Member of the Committee.
The application site forms the residential curtilage of The Old Parsonage, St. Judes, which is a large two storey detached property which is located on the northern side of the A13 road, and east of the St. Judes Crossroads.
PROPOSAL The application seeks approval for the erection of an garden room extension to dwelling house to the western elevation of the main dwelling house. The extension would have a maximum width of 5.2 metres, a maximum depth of 6.4 metres and a height of 3 metres (excluding roof lantern).
The site boundaries are made up from many mature trees and hedgerow, however, the proposal in places would be apparent from the St Judes road which runs directly adjacent to the southern boundary of the site.
The application site is within an area recognised as being an area of 'woodland' under the adopted Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The following policies are potentially to be considered relevant in the consideration of this application: "Housing Policy 15: 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)." "Housing Policy 16: 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 previous planning applications are considered relevant in the assessment and determination of this application:-
Reserved Matters application for the conversion of existing barn into a storage and packing facility for a small business - 09/01406/REM - APPROVED
Approval in principle for the conversion of existing barn into a storage and packing facility for a small business - 07/01622/A - APPROVED
Construction of a portico on existing entrance - 06/00345/B - APPROVED Two-storey extension to form additional living accommodation - 87/00686/B - APPROVED
Highways Division do not oppose:- "Do not oppose has no traffic management, parking or road safety implications." The Authority has received no other privately written representations objecting to the application.
The main issues with the proposal relate to the appearance upon the visual amenities of the area but also upon the existing dwelling; and second the percentage increase of the proposal.
For the extension of properties within the countryside there are two possible policies to consider, these are Housing Policy 15 and 16.
Housing Policy 15 deals with traditional properties and states that generally the proposed extension/s should not be greater in terms of floor area over the original area by more than .
Housing Policy 16 deals with non-traditional dwellings or dwelling of poor form, and that no extension should be allowed which increases the appearance of the property from public view.
The existing property is a large two storey detached Manx property constructed of Manx Stone. Its proportions, scale and fenestration are all traditional in design and therefore it is concluded that Housing Policy 15 be considered.
This policy indicates that 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. Additionally the policy states that only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.
In terms of floor space the existing dwelling has a floor area of 403.2 sqm (excludes barn conversion for office use). The proposed extension would result in a total floor area of the dwelling of 33.9 sqm which equates to an 8.4% increase in terms of floor area. Therefore from this aspect the proposal would be acceptable.
The next issue relates to whether the design, proportion and form of the extensions would be appropriate given the traditional nature of the existing dwelling. For any extension to a traditional property in the countryside Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside requires consideration.
The proposed extension is rather modest in size compared to the main dwelling house. The proposal would form a garden room/Orangery, which would be a flat roofed structure, which would include a parapet walls and a roof lantern. The structure which gets is design from the Gregorian period, would be constructed of timber in filled with double glazed Georgian style windows and doors.
In terms of design the proposal would be in keeping and appropriate with the existing property and would add to the quality and character of the existing building.
Due to the traditional design of the property, the Planning Authorities Conservation Officer has considered the application and has no concerns with the development.
The proposal certainly in terms of scale, window fenestration and design follows the lines of the existing traditional property, therefore complying with the principles of Planning Circular 3/91.
RECOMMENDATION
It is concluded, the proposed extension in terms of the size, scale, design and proportion all complies with Housing Policy 15 and Planning Circular 3/91 is acceptable. Accordingly, it is recommended that the planning application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be 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: Permitted Date of Recommendation: 22.09.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions 6 October 2010 10/01207/B Page 3 of 4
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an extension to dwelling house as proposed in the submitted documents and drawing 414-04 all received on 16th August 2010.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and County (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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