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20/01534/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 20/01534/B Applicant : Mr Christopher & Mrs Felicity Blockley Proposal Alterations and erection of two storey extension to dwelling Site Address Ballawill Agneash Isle Of Man IM4 7NS
Case Officer :
Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 25.02.2021
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. The residential extension hereby approved shall be used only for purposes incidental to the enjoyment of Ballawill, Agneash as a dwellinghouse. No separate curtilage shall be formed and the residential extension shall at no time be used as an independent dwellinghouse without the express grant of planning approval from the Department.
Reason: The relationship between the residential extension and the main dwellinghouse within the site is such that the residential amenities of the occupants of both would be adversely affected by the creation of an independent residential unit in addition to the main dwellinghouse. Further, the site is not designated for development and a new dwelling would be contrary to the Development Plan.
This application has been recommended for approval for the following reason. The proposal complies with Environment Policy 1 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 17th December 2020: o Drawing No.2015-01 o Drawing No.2015-02 A o Drawing No.2015-03 o Drawing No.2015-04 __
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Interested Person Status - Additional Persons
None __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PLANNING APPLICATION PROPOSES AN EXTENSION TO A DWELLING LOCATED WITHIN THE COUNTRYSIDE THAT IS A GREATER THAN 50% INCREASE IN FLOOR SPACE OVER THE EXISTING DWELLING. THE APPLICATION SITE
1.1 The application site is the residential curtilage of Ballawil which is a traditional two storey Manx dwelling situated to the northwest of Agneash and northeast of Mines Road, the majority of which is a public footpath only.
1.2 The site is accessed via a narrow lane that travels north from Agneash and serves only surrounding agricultural fields. The land serves no other property, nor is it a public footpath.
THE PROPOSAL 2.1 The application seeks approval for several alterations and the erection of a two storey extension to the existing dwelling.
2.2 The proposed new extension would mainly be located to the western gable elevation of the two storey property. The extension can be broken into two parts, albeit both are linked. The larger part is the two storey proposed building which has the appearance of a converted stone barn. The proposal would be set at a 90 degree angle to the main dwelling house. Located between the two storey barn extension and the main dwelling house would be a linked extension, which has an appearance of a single storey extension with a slopping roof design with a ridge height set below the roof ridges of the main dwellinghouse and the proposed new two storey extension.
2.3 Overall, in terms of size the maximum width if the extension would be 6.8 metres, a maximum depth of 9.2 metres and a maximum height of 6.5 metres.
2.4 The majority of the extension, except the rear elevation of the linked extension (which would be finished in painted render), would be finished in local natural stone wall cladding and the roof finish of the extension would be slate.
2.6 The submission also includes the raising of the eaves and roof ridge levels of the existing traditional dwelling, both by approximately 0.4 metres.
PLANNING HISTORY 3.1 The previously approved application is the most relevant, PA15/01181/B which was for "Alterations and erection of two storey extension to dwelling," which was permitted. This application is relevant due to the works proposed here being an almost exact replica bar two items.
PLANNING POLICY 4.1 The site lies within an area zoned as zoned "Not for Development" on the Area Plan for the East. The Area Plan for the East states the following under the Landscape Character Area, "Landscape Proposal 2 (Laxey Glen), Generally, further development in this area is unlikely to be supported. Where applications are made to develop in this area, proposals must demonstrate that they have considered the siting, scale, location and materials used in the design approach of the scheme which must not harm the character and appearance of
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Agneash. It is understood that existing buildings and uses may require some form of planning approval from time to time in order to carry out necessary maintenance and keep up building standards."
4.2 Given the nature of the application it is appropriate to consider General Policy 3, Environment Policy 1, Housing Policy 15 of the Isle of Man Strategic Plan 2016 and Planning Circular 3/91.
4.3 General Policy 3 of the Isle of Man Strategic Plan 2016 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
4.4 Environment Policy 1 of the Isle of Man Strategic Plan 2016 states: "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 over-riding 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."
4.5 Housing Policy 15 of the Isle of Man Strategic Plan 2016 states: "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)."
4.6 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains one policy that is considered materially relevant to the assessment of this current planning application:
Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."
4.7 Paragraph 8.12.1 of the Isle of Man Strategic Plan is also relevant and states, "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
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4.8 The Residential Design Guidance 2019 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.
REPRESENTATIONS 5.1 Highway Services have considered the application and have "No Highways Interest" (27.1.21).
5.2 Garff Commissioners have considered the proposal comment the following "The application was considered, particularly HP 15 from the Isle of Man Strategic Plan. The proposal to stone- clad the proposed extension was discussed. Some Members felt that the extension should be rendered to match the existing building. It was agreed that this aspect should be flagged up to the Planning Committee for their consideration. The general consensus was that the Board have no strong objections to the proposals nor to the setting aside of aspects of HP15 (such as the 50% guideline) should the Planning Officer and Planning Committee feel that this was acceptable in this case." (9.02.21)
5.3 DOI Flood Risk Management have considered the application and state, "No flood risk management interest." (19.02.21)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are the impact of the proposed development on the character and appearance of the existing property, the percentage increase in terms of floor area, the possibility of separation of the dwelling and the impact upon the character and appearance of the area in general.
6.2 In the First instance due to the topography of the land, the surrounding building and the general landscape the existing dwelling itself is not generally visible from Agneash though there could be limited views and potentially restricted to very distant views to the west from the Mountain Road and potentially again from distance views from the public footpath Mine Road, again to the west.
6.3 When looking at the overall design of the proposed extension in relation to Planning Circular 3/91 and the Residential Design Guide 2019 it can be seen that the design attempts to appear as a converted stone barn that is attached to the main dwelling house. Generally, most barns are detached from the main dwelling house, although there are examples throughout the Island of barns being attached to the main dwelling houses, via a single storey link, as proposed now.
6.4 The Residential Design Guide 2019 lends guidance on the potential visual impact of an extension on the existing house by stating, "3.2.2 Extension should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitched roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach."
6.5 With the above in mind whilst comments have been raised by the local authority with regards to the Manx stonework instead of render, the overall design has been designed to be sympathetic to the area and the existing property. The additional details such as the raising of the existing roof of the existing dwelling all lend the proposed extension in being subordinate to the dwelling.
6.6 Within the 2015 application the Planning Officer stated the following regarding the extension design, "6.10 An additional concern with the original scheme was the extension was
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proposed to be finished in painted render to match the existing dwelling. It is clear when visiting the Manx countryside that the properties which have the greatest appearance are those finished with a painted rendered. Due to this the applicants where advise that to reduce the appearance of the extension within the countryside, they should consider finishing the extensions in a Manx stone. The applicants have followed this advice and the majority of the proposed works would be finished in a dark Manx stone with a slate roof to finish. The windows and doors within the extension are also proposed to be a dark Oak colour rather than white (the existing dwelling has white windows) which again can increase the appearance of a building. Such finishes would result in the main dwelling house still being the dominate feature in the countryside, albeit limited views, namely from a distance."
6.7 In terms of Housing Policy 15, this states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and only exceptionally will permission be granted for extensions measuring more than 50% of the existing building in terms of floor space.
6.8 It is relevant to note the reasoning behind the 50% threshold, the support paragraph to this policy (paragraph 8.12.2 of the Strategic Plan) indicates that it is import where development exists, either in a historic or recently approved form, should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the character of the property, accordingly, to ensure existing properties are not 'swamped' by development and the traditional character lost, a percentance increase figure was added to Housing Policy 15.
6.9 When looking at the proposed extension it would equate to a percentage increase of 90% (total floor area of dwelling once extension completed 196.5 sqm). This calculation takes into account the demolition of the existing lean-to extension and porch extension, both to the west gable. Accordingly, the proposal does go beyond the generally permitted 50% threshold.
6.10 The existing dwelling is technically a traditional two up, two down property with a cat slide side extension, with this in mind and whilst looking at the proposed extension every effort has been made for the proposed extension to be subordinate to the main dwelling, once built the existing dwelling and extension should not look out of place within its rural setting. Views of the property are also going to be minimal as such it is considered the proposed scheme in terms of the size, proportion and form would be a sensitively balanced extension which would ensure the existing character of the property is retained by appearing as a converted barn, which is attached to the main house, which is a common feature within the area and the Manx countryside.
6.11 Moving on to the elevations and floor plan. When looking at the previously approved 2015 application (PA15/01181/B) in relation to this application, it can be seen that there is an additional staircase and front door, whilst the internal arrangements are not assessed and only the external elements are assessed with regards to planning it is relevant to note for the benefit of doubt and to prevent any separation of the planning unit that a condition should be attached to the application.
CONCLUSION 7.1 Overall, the extension is judged to respect the design and proportion of the dwelling and furthermore it is considered that the proposed works would not have any adverse impact upon the character and appearance of the property or street scene in general and would not appear incongruous within the wider locality or impact on neighbouring amenity. The proposal complies with Environment Policy 1 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS
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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 can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it 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: 15.03.2021
Signed : V PORTER 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
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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PLANNING COMMITTEE DECISION 15.03.2021
Application No. : 20/01534/B Applicant : Mr Christopher & Mrs Felicity Blockley Proposal : Alterations and erection of two storey extension to dwelling Site Address : Ballawill Agneash Isle Of Man IM4 7NS
Planning Officer : Mrs Vanessa Porter
Presenting Officer As above
Addendum to the Officer’s Report
Committee approved the application subject to the addition of a condition requiring approval of the cladding to be used prior to any works commencing.
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