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15/00746/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00746/B Applicant : Mr Charles T Slater & Mrs Deborah Slater Proposal : Alterations and extension to dwelling to provide garden room extension and link to garage Site Address : Loughan Cottage Jurby East Isle Of Man IM7 3HA
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Officer’s Report
THIS APPLICATION IS REFERRED TO PLANNING COMMITTEE AS IT IS AN APPLICATION FOR AN EXTENSION TO A DWELLING IN THE COUNTRYSIDE WHICH IS OVER THE 50% THRESHOLD AND IS RECOMMENDED FOR APPROVAL
1.0 THE SITE
1.1 The site is at Loughan Cottage, Jurby East. The dwelling is of traditional design and characteristics, constructed of cream render and grey roof tiles.
2.0 THE PROPOSAL
2.1 The application is for erection of a single storey extension to the rear of the property.
2.2 Following discussion with the applicant and their architect amended plans dated (14 August 2015) were submitted to address concerns raised by the case officer regarding the design of the proposal on the traditionally styled property.
2.3 The proposal fills in the section between the house and the garage creating a separate utility area and storage space and then replicates the design of the existing house to create a porch and garden room area. The extension would extend 4.9 metres from the existing sitting room and is 7.1 metres in length, the remainder fills in the area between the garage and the bedroom/bathroom area of the main house and is 1.9 metres wide by 5.8 metres in length. The proposal represents a 70% increase in floorspace (excluding that of the garage).
2.4 The proposed materials are to match the existing, white aluminium doors and windows, concrete grey roof tiles and render to match the existing.
3.0 PLANNING POLICY
3.1The application site is within an area zoned as "whiteland/open countryside" identified on the 1982 Development Plan.
3.2 Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 3 and Housing Policy 15.
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15/00746/B
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3.3 Housing Policy 15 states that "The extension or alteration of existing traditional styled properties in the countryside will normally only be approved where they respect the proportion, form and appearance of the existing property. On exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
4.0 PLANNING HISTORY
4.1 There is none relevant to the consideration of this application.
5.0 REPRESENTATIONS
5.1 Jurby Parish Commissioners have no objection to the application. 29.07.2015. This was also confirmed by telephone in respect of the amended plans.
5.2 Highways Division indicate that they do not oppose the application. 24.08.2015.
6.1 ASSESSMENT
6.1 Drawing from section (10)4 of TCP Act 1999 General Policy 1 of the IOM Strategic Plan 2007 requires that the planning authority have regard to the provisions of the development plan and all other material considerations. The key issues in determining the application are the control of development in the countryside and whether the proposal accords policy and if there are other material considerations that justify the granting or refusal of planning approval.
6.2 The site is situated in countryside where development is strictly controlled. However, the Strategic Plan makes provision for the extension of traditionally styled properties in Policy H15. The proposal is for a small scale extension and does not raise any significant strategic issues. The main considerations in H15 are that the extension should respect the proportion, form and appearance of the existing property.
6.3 With regards to the impact of the proposed extension on the countryside and public amenity, Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE gives guidance on extensions to existing buildings stating that they should maintain the character of the original form. This is the case here and the application seeks to maintain the traditional character.
6.3 The proposal is located to the rear of the property and there will only be glimpsed views from Summerhill Road through the hedgerow boundary. The level and scale of development that would be visible is not considered to cause any undue harm of public amenity or deter from the character and quality of the landscape.
6.4 With regards to impact on the host dwelling, the proposal maintains a reasonable extension/back garden ratio and the design, size and massing of the proposal is considered in keeping with the existing property.
6.5 As a result, it is concluded that whilst the proposal does not fall within the exceptions set out in General Policy 3, it does accord with Policy H15 in that the proposal respects the proportion, form and appearance of the existing property.
7.0 RECOMMENDATION
7.1 The application is recommended for approval.
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15/00746/B
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8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.09.2015
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 Existing Plans and Elevations Drawing no.51 date stamped 2 July 2015 and Site and Location Plan Drawing no. 02 Rev A and Proposed Plans and Elevations Drawing no 101 Rev B both date stamped as received on 14 August 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 : APPROVED
Committee Meeting
Date:...21.09.2015
Signed : A Morgan 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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15/00746/B
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