DEC Officer Report

Application No.: 20/01229/B Applicant: Mr & Mrs Paul Hotchkiss Proposal: Erection of extension to provide garage and living accommodation Site Address: Cooil Shellagh Douglas Road Kirk Michael Isle Of Man IM6 1AU Planning Officer: Mr Paul Visigah Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 06.01.2021 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All external facing and roofing materials to be used shall match those of the existing building in respect of type, size, colour, coursing, profile and texture. Reason: In the interests of the character and appearance of the site and surrounding area.

N 1. In the event of trial holes or other works being required, in order to locate and then subsequently protect or divert the water mains, all associated costs would be the responsibility of owner(s)/applicant(s).

This application has been recommended for approval for the following reason.

Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 15, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the Photographs and Drawing Nos. 20 1400/01, 20 1400/02, 20 1400/03, 20 1400/04, 20 1400/05, 20 1400/06, and 20 1400/07, date stamped and received 19 October 2020.

_______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following Government Department should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

Manx Utilities _____________________________________________________________________________

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED EXTENSION REPRESENTS AN INCREASE OF MORE THAN 50% OF THE EXISTING FLOOR AREA

1.0 THE SITE - 1.1 The site is the residential curtilage of Cooil Shellagh, a detached property which sits within a small courtyard of buildings to the west of the A3 TT Course as it approaches Kirk Michael. The group of buildings in which the dwelling sits includes a modern sheeted agricultural building which sits behind a stone barn that has been converted to holiday accommodation in the form of four units (PA 01/02108). The group is situated some 300m from the main highway.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of extension to provide garage and living accommodation. - 2.2 The proposed works would involve the following:

• 2.2.1 Erection of a flat roof extension that would measure 7.7m x 7.6m and be 3m high to the top of the flat roof. This flat roofed extension would serve as a contemporary kitchen/dining room and would have its cavity walls finished externally in minimum 19mm smooth plain render, with sealer and masonry paint to match the existing dwelling. A roof light

2m x 2m would be installed centrally over this kitchen area. The windows to be installed on this extension would be dark grey thermally broken aluminium framed double glazed with opening lights, while the door units would be fitted with sliding or bifolding opening doors. There would be a section of glass roof linking this extension to the existing building. This extension would be built over the existing patio area situated south east of the existing lounge.

• 2.2.2 The erection of a pitched roof double garage extension that would be 8m x 6.7m. This

• 4.3m high extension (2.2m to eaves) would have its roof finished in dark blue/grey natural roof slates to match the existing dwelling. The north-east elevation (approach elevation) would be finished in 200mm thick traditionally laid Manx stone work to match the existing dwelling, while the other elevations would be finished externally in minimum 19mm smooth plain render, with sealer and masonry paint to match the existing dwelling. Included in the garage extension are a plant/store and logs store which would be positioned on the eastern end of the extension.

• 2.2.3 The final works would involve the erection of a new patio area around the kitchen/dining extension. The new window/door fitted in the new/altered openings formed in the existing dwelling will be fitted with timber framed sliding sash (traditional styled) double glazed units painted white to match the existing dwelling.

2.3 The applicants have provided additional information which indicates that none of the existing trees on site would be impacted by the development.

- 3.0 PLANNING STATUS AND POLICY

3.1 The site is not shown on the Kirk Michael Local Plan 1994 and as such is not located within the Kirk Michael settlement boundary. The site however lies within an area of an Area of

• High Landscape or Coastal Value and Scenic Significance and Woodland on the Isle of Man Planning Scheme (Development Plan) Order 1982.
• 3.2 Given the nature of the application it is appropriate to consider General Policy 3, Environmental Policy 1, 3 and Housing Policy 16.
• 3.3 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:

• (c) previously developed land(1) 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; (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

3.4 Environment Policy 1: "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 overriding 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."

3.5 Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential. - 3.6 Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only 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 The application site has been the subject of four previous planning applications, one of which is considered to be relevant to the current application: - 4.2 Planning permission was granted for alterations and extension to create additional living accommodation under PA 04/02509/B. These works resulted in the creation of the current lounge on the ground floor and utility/WC and Cloak area connected to the existing kitchen.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representations from the Department of Infrastructure (DOI) Highways Division indicates that they 'Do not oppose' in a letter dated 20 November 2020.

5.2 There has been no written representation made regarding the current planning application by the Michael Commissioners at the time of writing this report, although they were consulted on 11 November 2020 and requested for a deferral of decision on the application until after their meeting on 2 December 2020. - 5.3 Manx Utilities Authority (Drainage) have made the following regarding the application in a letter dated 01 December 2020:

With reference to the above application, please be advised there is a 63mm MDPE water distribution main passing under the extension built to the main property back in 2004. The same will apply to the proposed new living accommodation, as noted on the attached plan.

We are not writing to object to the application but to inform you that in the event of a distribution problem or burst, Manx Utilities Authority would require access to these services at all times.

Please note that the position of the water mains are shown as accurately as possible but cannot be guaranteed and must be regarded as approximate only. Please also be aware that there may also be buried items and/or mains for which no records exist and therefore are not indicated on the plan.

Notes: In the event of trial holes or other works being required, in order to locate and then subsequently protect or divert the water mains, all associated costs would be the responsibility of owner(s)/applicant(s).

- 6.0 ASSESSMENT

6.1 Given the level and nature of the development proposed, the key issues to consider in the assessment of the current planning application are the impacts upon the existing character and appearance of the property, the impact upon the enjoyment of the existing dwelling, and the potential impacts upon the visual amnesties of the countryside. - 6.2 IMPACT ON THE CHARACTER AND APPEARANCE OF THE EXISTING DWELLING

• 6.2.1 The proposed extension respects the proportion, design and form of the existing dwelling and would appear as a subordinate addition to the main dwelling. Whereas some elements are considered to be of a more contemporary design than the existing, it is not judged to unduly harm the character and appearance of the main dwellinghouse. This is hinged on the fact that the extension would be finished to match the external finishing of the existing dwelling and would appear as a subordinate addition to the dwelling. As well, the flat roof of the kitchen extension which is a new feature for the dwelling, given that the existing dwelling has a steeply pitched roof would be positioned at the rear and its roof structure would ensure that the key features of the main dwelling are not obscured by the addition of the extension; thus appearing as a contemporary but subordinate addition to the dwelling.
• 6.2.2 Whilst the new extension would result in an increase in the floor area when measured externally by about 61 percent, which would be 11 percent higher than would be generally acceptable as stipulated in Housing Policy 15, it is not considered that this would have a detrimental impact on the appearance of the existing dwelling as a significant proportion of the development would replicate the Manx vernacular form and proportion of the existing dwelling, as well as utilize natural materials (traditionally laid Manx natural stonework and timber sliding sash windows particularly on the principal elevation), although with modern features such as the picture windows and glass roof. Moreover, the fact that the extensions would be single storey would ensure that the development does not impose on the main dwelling but would fit into the existing building framework and site. Therefore the development proposed is deemed acceptable with regards to the impact on the main dwellinghouse.

- 6.3 IMPACT UPON THE ENJOYMENT OF THE EXISTING DWELLING

• 6.3.1 In terms of the impact on the amenities of the application dwelling, whilst the garage extension would result in the loss of part of the garden area, the site benefits from being in a large plot and there is still an adequate garden area remaining. Similarly, the proposed kitchen/dining extension would only result in the loss of part of the existing patio area and as such this element of the proposal would have minimal impact on the broader site area. Besides, the kitchen/dining extension would provide for a contemporary kitchen/ding area which would serve the needs of the occupants of the dwelling. Moreover, the new garage would provide for an integral garage for the dwelling which currently does not have an indoor parking area; an element of the development that would serve the occupants during the winter months where indoor parking would especially be beneficial. As such, it is not considered that the proposed extensions would result in detrimental impacts upon the enjoyment of the application dwelling.

6.4 POTENTIAL IMPACTS UPON THE SURROUNDING COUNTRYSIDE

• 6.4.1 The proposed works would modernise the appearance of the existing property, albeit, it would be erected at a position on the property where it would not be prominent within the street scene or when viewed from the surrounding countryside. As well, the proposed extension in terms of its proportion, form, scale, design and finishing (particularly the extension that would be publicly viewable) are in keeping with the property and would not detract from the appearance of the property, which would make it a fitting addition to the site and area.

• 6.4.2 Another factor that would soften the impact of the development on the surrounding area is the thick line of trees and hedging which runs along both sides of the over 300m long driveway leading to the site and the abutting highway limiting views to the dwelling or the proposed extensions from the highway. As well, the proposed scheme would not result in the loss of any surrounding tree or impact on any tree on site, ensuring that the development does not cause harm to the visual amenity of the locality or surrounding countryside. Accordingly, it is considered the proposal is acceptable and would not adversely affect the countryside or harm the character and quality of the landscape and therefore comply with EP 1.
• 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would be in keeping with the character of the site and surrounding area as the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 and Environment Policy 3 of the Isle of Man Strategic Plan 2016. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and

• o whether there are other persons to those listed above who should be given Interested Person Status

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Committee Meeting Date: 04.02.2021

Signed : P VISIGAH Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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