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15/00622/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00622/B Applicant : Mr David & Mrs Shan Fisher Proposal : Demolition of existing and erection of an extension to rear elevation of dwelling Site Address : Kimmeragh Ballafesson Road Port Erin Isle Of Man IM9 6TX
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE
THE SITE 1.1 The site is a strip of land which runs alongside the residential curtilage of an existing dwelling, Kimmeragh which is one of three dwellings which sit somewhat on their own on the south eastern side of the Ballafesson Road. The two dwellings which lie to the south west are "Mizpah", closest to the application property, and "The Gables" further to the south west.
1.2 Each of the three dwellings has a contiguous boundary to the open, agricultural land to the south east.
THE PROPOSAL 2.1 Proposed is the extension of the dwelling in the form of a flat roofed rear annex which will replace an existing rear conservatory which is 6.7m and projects from the rear of the house by between 2.3m and 3m. The new extension will be 400mm higher than the existing conservatory and will have dimensions of 7m (w) and 6m. The extension will be finished in plain painted render to match the existing.
2.2 The rear of the property is 1.3m from the rear boundary at present. Planning approval was granted to the extension of the residential curtilage under PA 14/00881/C resulting in more space to the rear and the proposed rear extension will be 6m at closest to the new rear boundary.
2.3 Following concerns raised by the Planning Officer about the appearance of the extension, the scheme has been amended to propose the roof of the extension to be used as a balcony area with access from the existing dormer and the edges of the flat roofed extension will be formed by walling which has a mock pitched roof appearance viewed from the outside.
PLANNING POLICY AND STATUS 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Residential and within the settlement boundary of Ballafesson. The land to the rear into which the residential curtilage is to be extended, is designated as Open Space not designated for a particular purpose.
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15/00622/B
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3.2 As such the following policies are relevant to the consideration of the application:
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 and g) does not affect adversely the amenity of local residents or the character of the locality."
PLANNING HISTORY 4.1 A very recent application for this site proposed the extension of the residential curtilage - 14/00885/C. This was recommended for approval, refused by the Planning Committee on 1st September 2014 and approved on appeal on 14th January, 2015 following a positive recommendation from the reporting inspector.
REPRESENTATIONS 5.1 Arbory Parish Commissioners indicate that they have no objection to the amended plans (20.07.15).
ASSESSMENT 6.1 The issue in this case is whether the visual impact of the proposals will adversely affect the character of the countryside or the area surrounding the site, paying particular regard to the fact that the residential curtilage has recently been extended and the Committee was concerned that doing so would adversely affect the character and appearance of the countryside surrounding the site which is not designated for development.
6.2 The inclusion of the mock hipped roof draws less attention to the extension and softens its appearance such that it is considered it will sit comfortably in the site. When the landscaping approved under PA 14/00885/C has matured, the impact of this would be even less. The provision of an extension at the rear is preferable in many ways to elongating the property alongside the road.
6.3 The application is considered to be acceptable and 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 (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted
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15/00622/B
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Date of Recommendation: 27.07.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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 1565-12A and 1565-13A both received on 26th June, 2015 and 1565-11 received on 3rd June, 2015.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting
Date:...10.08.2015
Signed : Sarah Corlett Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph).
Signatory to delete as appropriate YES/NO
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