Loading document...
Application No.: 15/00662/B Applicant: Guy & Anna Templer Proposal: Alterations and erection of extension to replace existing sun room Site Address: Mullinaragher House Rheast Road Santon Isle of Man IM4 2HR Case Officer : Mr Edmond Riley Photo Taken: 25.06.2015 Site Visit: 25.06.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of a private, detached dwelling known as Mullinaragher House, which is situated on the southern side of the Rheast Road in Santon. The site is approximately 2 hectares in size, and has the dwelling at the northern end along with a large lake and surrounding landscaping. - 1.2 Mullinaragher House itself is a large dwelling with attached garage but is not of any especial architectural merit. It is certainly not an unattractive dwelling, but it has no clear inspiration and nor does it exhibit any traditionally Manx vernacular. There are two projecting elements to the dwelling, the gap between having been filled in by a ground floor conservatory.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for, inter alia, the replacement of the existing conservatory with a flat-roofed, single storey extension that would provide for a new living / dining area. This extension, along with the central feature of the dwelling, would be comprehensively glazed. Other larger glazing areas are proposed to the rear elevation, while the front elevation would have new windows but within the existing apertures. The existing brick-faced elements would also be rendered over. - 2.2 Overall, the proposals essentially constitute aesthetic alterations to the external elevations rather than significant additions to floorspace and, while a number of internal alterations are also indicated, none of these require planning approval.
3.0 PLANNING HISTORY - 3.1 The site has an extensive and detailed planning history. Perhaps of most relevance is the Certificate of Lawful Use issued to application 06/00958/LAW, which proved on the balance of probabilities that the dwelling and its grounds had not been used in connection with agriculture for the mandatory 10+ year period. The Certificate carried the following reason:
"The submitted application, reference PA 06/00958/LAW contains evidence sufficient to demonstrate that Mullinaragher House and the associated curtilage as defined in black on plan reference MB3 received on 26th May, 2006 have been used as a private residential property and associated garden and other than by an agricultural worker or for horticultural purposes for a period in excess of twelve years prior to the period up to 8th June, 2006".
The curtilage shown on plan MB3 matches that of the site plan submitted with the current application.
The case officer reporting on PA 06/00958/LAW commented in respect of the curtilage as follows:
"The land associated with the house as shown in the site plan is a relatively large area (see above). However, it would not be easily separated from the house or maintained separate therefrom. There are landscape features within this area including a pond so its use and maintenance in association with the house is not in my view unacceptable."
3.2 There have been other approvals going back decades, many relating to horticulturalrelated development, with others relating to attempts to remove the agricultural occupancy condition previously applied to the site. The aforementioned conservatory and garage were erected following the grant of approval to PA 93/01575/B.
4.0 THE DEVELOPMENT PLAN - 4.1 The site lies within an area of 'white land' not zoned for development on the 1982 Development Plan. In view of this, and the nature of the proposal and Mullinaragher House itself, it is considered that Housing Policy 16 of the Strategic Plan is the most appropriate to assess the application against. It reads: "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 No comments have been received at the time of writing (15th July 2015).
6.0 ASSESSMENT - 6.1 As noted, the existing dwelling does not exhibit any especial architectural merit without being of poor form. As such, any proposals for alteration or extension to Mullinaragher House should ensure that the proposed changes do not increase the impact of the building as view by the public. - 6.2 It is considered that the aesthetic changes proposed would result in an improvement over the existing dwelling and provide a welcome contemporary makeover. The mass and proportions of the dwelling would not change to any great degree, and the primary view of the dwelling (of its northern and eastern elevations) would not be materially altered - the replacement windows proposed could be installed without the need for planning approval. - 6.3 The large expanse of glazing to the rear would provide some vertical proportions to the dwelling and, although this is not a feature of the dwelling it is not considered an inappropriate approach, especially given the lack of close public views towards this elevation.
7.1 In view of the favourable conclusions reached in respect of the above, it is considered that the proposal complies with Housing Policy 16 of the Strategic Plan and the application is, therefore, recommended for approval.
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:
Recommendation Recommended Decision: Permitted Date of Recommendation:
15.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
The development hereby approved relates to the following plans, date-stamped as having been received 15th June 2015: 142/001, 142/002, 142/003, 142/021 and 142/022.
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 (delete as appropriate) Signed :…………………………………….. Signed :……………………………………..
Chris Balmer Senior Planning Officer Sarah Corlett Senior Planning Officer Signed : Michael Gallagher. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
View as Markdown