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15/00639/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00639/B Applicant : Mr Peter Clucas Proposal : Demolition of existing flat roof garage and erection of a replacement garage with living accommodation over and link Site Address : Dhoor House Andreas Road Dhoor Ramsey Isle Of Man IM7 4EB
Case Officer : Mr Edmond Riley Photo Taken : 25.06.2015 Site Visit : 25.06.2015 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of an existing dwelling known as Dhoor House, Dhoor Lane, located to the east of Ramsey Road as it travels north out of the town; the site is irregularly shaped and for some considerable length bounds a public highway, albeit that views of the site itself are only readily available from the S-bend on Dhoor Lane.
1.2 The dwelling is neatly proportioned to its front elevation, and has a complimentary pair of single storey side extensions, but a number of historic alterations and extensions mean it could not be considered to represent traditional Manx vernacular. It is well-screened from the highway by mature trees and hedging, which also characterise the settlement of Dhoor to a quite significant degree. The dwelling has a detached garage to the rear that is only visible through the hedging.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the demolition of the existing flat-roofed garage and attached 'store', and their replacement with large double garage (including workshop and utility room) but with master bedroom accommodation above; the garage would also be linked to the main dwelling. The upstairs accommodation would comprise the bedroom, ensuite WC, bathroom and dressing area along with a number of cupboards. The link to the main dwelling would be via a set of stairs down to the existing breakfast / kitchen / dining room. There would be a balcony accessed off the gable end of the upstairs; the gable is largely formed of glass.
2.2 The footprint of the extension would be in roughly the same place and of broadly similar size to the existing garage / store, although the floorspace provided would be roughly doubled owing to the extra floor proposed above the garage.
2.3 The walls would be finished in painted render to match the existing dwelling, while the roof would be finished in slate (also to match). Fascia boards and window / door frames would be uPVC while the garage doors would be timber or timber effect.
2.4 Only partial elevations and floor plans have been provided.
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15/00639/B
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3.0 PLANNING HISTORY
3.1 Although the site has been the subject of several applications historically, perhaps the most relevant to note are the creation of the eastern of the two extensions mentioned above, which was approved under PA 95/00122/B, and its subsequent conversion into part of the main dwelling, which was subsequently approved under PA 98/01986/B.
4.0 LAND USE ZOING / PLANNING POLICY
4.1 The application site is within an area recognised as being an area of 'woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor is the site within an area zoned as High Landscape or Coastal Value and Scenic Significance.
4.2 In view of this, and in view of the fact that the dwelling is not 'traditional', the assessment of the proposal must reflect Housing Policy 16 of the Strategic Plan. It 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."
5.0 REPRESENTATIONS
5.1 Lezayre Parish Commissioners recommended the application be approved on 08.07.2015.
6.0 ASSESSMENT
6.1 As noted, the dwelling itself is not readily apparent from public viewpoints, and its garage even less so. Also as noted, Dhoor House is well-proportioned to its front elevation, while the impression of the rear is rather more haphazard - although this, too, could not be considered of poor form. The detached flat-roofed garage is unquestionably the least successful element of the dwelling. Its loss would not be lamented, and its replacement with an extension of more appropriate proportions and form would be supported by Housing Policy 16.
6.2 The proposed alterations are considered to be rather large but to retain a reticence when 'read' against the main dwelling. Although incomplete floor plans and elevations have been provided, the ridgelines of the extension and main dwelling are both shown and demonstrate that the extension would appear subservient to the main body of the dwelling - especially so since it would be hidden somewhat by its location to the rear of the property.
6.3 The roof is perhaps disproportionately high relative to the walls (especially to the northwest, where the land rises away and makes the walls actually shorter than the height of the roof), but this is also understandable inasmuch as an additional storey of floorspace is proposed above the garage such that the roof would need to be higher than might normally be expected or preferred. In any case, what limited views that are available of the proposed extension are such as to be improved by the removal of the existing garage and its replacement with a more traditional and historically appropriate pitched-roof form of development.
6.4 In view of the above, it is considered that the proposal complies with Housing Policy 16.
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15/00639/B
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6.5 That the extension is to be linked to the main house is welcome in unifying the dwelling in both physical and use terms, and the accommodation proposed appears to be intended to form a part of Dhoor House, rather than ancillary to it. The submitted plans show only a large bedroom and this could not be occupied independently from the Dhoor House itself without significant internal alterations, which would not then match with the plans submitted for this application. As such, no condition tying the proposed extension to Dhoor House is considered necessary in this instance.
7.0 RECOMMENDATION
7.1 Since the application is considered likely to result in a visual improvement on the existing situation, it is judged to comply with Housing Policy 16 and is recommended for approval as a result.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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, and o The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
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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The development hereby approved relates to the following plans, date-stamped as having been received 5th June 2015: 1, 2, 3 and 4, along with the four photographs.
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15/00639/B
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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 : 15.07.2015
Determining officer
Signed :...M GALLAGHER... Michael Gallagher
Director of Planning and Building Control
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