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15/00406/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00406/B Applicant : Mr James & Mrs Maria Coulter Proposal : Alterations and extension to dwelling Site Address : La Serene Little Mill Road Onchan Isle of Man IM4 5BQ
Case Officer : Miss Melissa McKnight Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the curtilage of La Serene, Little Mill Road a large detached bungalow located on the southern side of Little Mill Road in Onchan.
2.0 PROPOSAL
2.1 The current planning application seeks approval for the erection of a single storey extension on the southern elevation and conversion of the existing garage to a bedroom and bathroom.
2.2 The extension would project 5 metres from the southern elevation, have a depth of just less than 6.7 metres and ridge height of 4.4 metres. The extension would be finished in materials to match the main dwellinghouse.
2.3 The final element of the proposal is the removal of the existing garage door and installation of a double side opening window and conversion of the garage to a bedroom and bathroom.
3.0 PLANNING POLICY
3.1 In terms of local plan policy, the application site is located within a wider area of land that is zoned as open space under the Onchan Local Plan 2000.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered materially relevant to the assessment of this current planning application:
General Policy 3 "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) Conversion of redundant rural buildings which are of architectural, historic or social value and interest; (Housing Policy 11);
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(c) Previously developed land1 which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) Location-dependant development in connection with the working of minerals or the provision of necessary services; (f) Building and engineering operations which are essential for the conduct of agriculture or forestry; (g) Development recognised to be of over-riding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) Buildings or works required for interpretation of the countryside, its wildlife or heritage."
Environment Policy 1 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."
Housing Policy 16 states: "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."
4.0 PLANNING HISTORY
4.1 Most recently, planning approval was sought for alterations and erection of a first floor extension to the dwelling under PA 14/01133/B. This planning application was refused on the grounds that the proposed extension's proportion, form, size, finish and height, would increase the amount of built development on the site, and therefore it was considered that the development would have a detrimental impact upon the character and quality of the countryside which is protected from inappropriate development for its own sake and would be contrary to Environment Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan. Previous to this, planning permission was granted in 2011 under PA 11/00123/B for alterations, erection of extension and erection of a full first floor extension to the dwelling.
5.0 REPRESENTATIONS
5.1 Onchan District Commissioners have no objection to the current planning application (08/05/2015).
5.2 The Department of Infrastructure Highway Services do not oppose the planning application subject to the following condition:
"2 off road parking spaces to be provided for this residential dwelling" (08/05/2015).
5.3 The Department of Environment, Food & Agriculture (DEFA): Forestry acknowledges that no work will be carried out within the crown spread of the trees and that two conifers will be removed. DEFA has no problem with this but would ask that the root protection area (RPA) using the crown spread as a guide be protected by a suitable barrier to exclude construction traffic and materials during the course of works (01/05/2015).
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6.0 ASSESSMENT
6.1 There are two fundamental issues to consider in the assessment of this current planning application, the impact of the extension upon the character and quality of the landscape and whether the extension would increase the impact of the dwelling as viewed by the public to a degree that would cause harm.
6.2 In relation to the potential visual impact, the main policies which need consideration are Environment Policy 1 and Housing Policy 16. Environment Policy 1 indicates that the countryside and its ecology will be protected for its own sake and that 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. Housing Policy 16 specifically deals with the extension of non-traditional dwellings or those of poor or inappropriate form. This policy ensures extension to such properties will not generally be allowed, if the proposals would increase the impact of the building as viewed by the public.
6.3 With regards to Housing Policy 16, Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE states that country houses typically take the form of a double cube volume topped by a steep pitch roof with gable ends. In the majority of cases, there would be chimney stacks on either gable end. The form of the application dwelling would therefore not take the form of a traditional dwelling and as a result Housing Policy 16 is most relevant. It should be noted that the application site dwelling is by no way considered to be of inappropriate or poor form.
6.4 Housing Policy 16 states that 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.
6.5 Under this scheme, as opposed the previous scheme under PA 14/01133/B, a single storey extension is proposed that would provide a mirror image of the eastern part of the dwellinghouse.
6.6 The application dwelling is well screened from the public highway, with only partial views of the northern elevation of the property attainable from Little Mill Road. As a result, the extension proposed would not be visible from a main public thoroughfare given the substantial screening on all sides of the site. As a result, the visual impact of the extension proposed upon public amenity and the character and appearance of the area would be minimal, if any at all.
6.7 However, simply arguing that development is not visible does not mean there is an automatic justification for the relaxation of established planning policy aimed at protecting the Manx countryside and against inappropriate development.
6.8 As previously mentioned, the extension proposed under this scheme would essentially be a reflection of the eastern part of the dwelling and would offer a balanced appearance to the dwelling. Despite the increase in built development, the extension proposed is considered to respect the main dwelling with regards to the layout, scale, form and design and on this basis is deemed an appropriate form of development.
6.9 With regards to the loss of the garage, the area of hardstanding to the north of the dwelling can provide parking for at least three vehicles.
7.0 RECOMMENDATION
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7.1 For the reasons set out above, the development proposed is concluded to accord with the provisions set out in General Policy 3, Environment Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2007.
8.0 PARTY STATUS
8.1 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: 18.05.2015
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 Location Plan and Drawing no. 1249.1, 1249.2, 1249.10, 1249.11 and 1249.14 all date stamped as received on 16th April 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 : 22.05.2015
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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
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