36597

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                                                 15/00250/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00250/B Applicant : Mr & Mrs Dan Kirk Proposal : Erection of a first floor extension to dwelling Site Address : 2 Knocksharry Cottages Ramsey Road Peel Isle of Man IM5 2AF

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated to the west of the A4 coast road between Peel and Kirk Michael to the north, within the hamlet of Knocksharry. The dwelling is half of a pair of semi-detached properties, both two storey and both facing roughly east towards the highway. Access is via a rear lane which leads through the farm to the rear and to the A4.

1.2 The rears of the properties are both characterised by pitched roofed two storey extensions which have asymmetrical profiles, the higher parts being closer to the gable ends of the properties. The rear of the properties is not publicly visible due to the orientation of the dwellings. From the front the dwellings are easily visible and are traditional in character and form, number 1 having been extended whereas number 2 has not.

THE PROPOSAL 2.1 Proposed is the replacement of the existing rear extensions with a single annex of similar form but higher at the central part, matching more closely what has been undertaken on the adjoining cottage. This part of the rear annex will be 2m higher than at present. In all other respects the dwelling will remain the same as existing.

PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as Open Space within Woodland an area of High Landscape Value and Scenic Significance. As such there is a presumption against development in the Strategic Plan but there is provision in this plan for extensions to existing property. This advice is divided between traditional properties and those which are less traditional or unattractive in appearance. As this property is considered to be traditional, the following policy is applicable:

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 50% of the existing building in terms of floor space (measured externally)."

3.2 General Policy 2 provides standards of development, the following are considered relevant in this case:

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                                                 15/00250/B
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General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality."

REPRESENTATIONS 4.1 German Parish Commissioners ask that the application is deferred (12.03.15).

PLANNING HISTORY 5.1 There have been no recent planning applications for this property.

ASSESSMENT 6.1 The issue in this case is whether the alterations adversely affect the appearance and character of the existing property and whether the changes adversely affect the amenities of those in 1, Knocksharry Cottages.

6.2 The extension will not be publicly visible and as such what is proposed, regardless of its size or appearance would not have a publicly appreciable impact. However, what is proposed differs little from what exists and will be more similar to what exists on the adjoining cottage. As such, it is considered that the proposal complies with HP 15 and GPb and c.

6.3 Whilst the extension will increase the height of the part closest to 1, Knocksharry Cottages, this property already has an extension of this scale and there are no proposed windows in the side facing the adjoining property. As such, it is considered that there will not be any adverse impact on the amenities of those in 1, Knocksharry Cottages as a result of the proposed works.

6.4 The application is recommended for approval.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.04.2015

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                                                 15/00250/B
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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

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to drawings S2-101 P0, S2-102 P0, 01, L2-001 P0 all received on 24th February, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 10.04.2015

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management