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21/01144/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01144/B Applicant : Mr John Loach Proposal : Erection of extensions to dwelling Site Address : Smeale Beg Smeale Ramsey Isle Of Man IM7 3EB
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.11.2021 __
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.
This application has been recommended for approval for the following reason. The proposal complies with 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 24th September 2021: o Drawing No. 21 1489 00 o Drawing No. 21 1489 01 o Drawing No. 21 1489 02
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Interested Person Status - Additional Persons
None __
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Officer’s Report
THE APPLICATION SITE
1.1 The application site is the residential curtilage of Smeale Beg, Smeale, Ramsey which is a converted barn situated to the South of the A10 Coast Road.
1.2 Smeale Beg (formally Kielthustag Cottage) is 'L' shaped, formed from an existing outbuilding on site. The main dwellinghouse is finished in traditional Manx stone when facing the highway and rendered on the side and rear elevations. The existing dwelling has a traditional pitched roof finished in natural slate. The boundary treatment of the site comprises of mature hedging and trees with stonework walling. To the rear of the property is a low retaining wall.
1.3 The surrounding area is characterised by detached dwellings set back from the highway with landscaped areas. There is a mix of boundary treatments in the area comprising small low rise walls, areas of hedging and large belts of trees.
THE PROPOSAL
2.1 The current planning application seeks approval for two separate extensions firstly a utility room extension measuring approximately 3.2m by 3.6m with an overall height of 3.2m. The roof will fit under the existing guttering slopping down to the South East. The utility room extension will be rendered to match the rear of the property, with two rooflights and a natural grey slate roof to match the existing dwellings roof.
2.2 Secondly the proposal seeks approval for the erection of a flat roof extension to the South West of the property and will measure approximately 4.8m by 8.1m with a height of 3.1m. The extension due to its nature will have vertical slate detail to the external parapet and the underside will be clad in timber.
PLANNING HISTORY
3.1 There are several previous applications on the site of which the change from outbuilding to dwelling is under PA09/01127/B.
PLANNING POLICY
4.1 The site lies within an area zoned as an "Area of private woodland or parkland" on the 1982 Development Plan, North Map. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 Given the nature of the proposal and the land designation the most relevant strategic policies in the assessment of this application are Strategic Policy 1 & 5 which seek to make best use of existing developed sites and ensuring new development is of good design, Spatial Policy 5, General Policy 3 and Environment Policy 1 which all seek to protect the countryside for its own sake, Environment Policy 3 which seeks to protect woodland from unacceptable loss or damage.
4.3 In this specific case the most relevant would be Housing Policy 15 which seeks that alterations or extensions will only be approved where they respect the proportion, form and appearance of the existing property in relation to Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside.
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4.4 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts at 4.5, 4.6 and 4.7 in respect of front, rear and flat roof extensions.
4.5 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (14.10.21)
5.3 No comments have been received from Andreas Parish Commissioners at the time of writing this report.
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. However Housing Policy 15 and it's supporting text clearly allows for residential extensions in the countryside where they do not detract from the countryside which, in the case of the extension of traditional buildings means that the extension must respect the proportion, form and appearance of the existing dwelling with the main basis being that the proposed extension must not destroy the character of the existing dwelling.
6.2.2 Firstly the rear utility room extension is to the rear of the property and has been designed to fit within the space it has been put into by matching the existing dwelling in features, as such it is not expected to have an impact on the overall character of the property.
6.2.3 With regards to the proposed side extension, due to the location of this upon the existing dwelling this will be a noticeable feature and it can be seen that the proposal has not been designed with Planning Circular 3/91 in mind and is of a more modern design.
6.2.4 Whilst this is the case, Housing Policy 15 specifically states that the proposal must respect the existing dwelling in proportion, form and appearance whilst not destroying the overall character. The proposed extension is subordinate to the main dwelling, with features such as the slate to the vertical upstand which will assist the proposal in fitting in with the main dwelling. The addition of glazing to the North and West elevations, the most likely to be seen from a public vantage point, will assist the extension from not having a bigger impact than required.
6.3 NEIGHBOURING AMENITY
6.3.1 With regards to neighbouring amenity, the closest neighbour is situated to the East of the site, Kielthushag, with the closest works being the utility room extension which has no additional windows situated to the East.
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6.3.2 For the extension situated to the West of the site the closest to these works is Kielthushag Lodge which is situated to the North of the site over 50m away from the proposed extensions as such there is not expected to be any impact on neighbouring amenity.
6.4 OTHER MATTERS
6.4.1 The proposed works are extensions to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. As the proposal is increasing the surface area of the dwelling, it is expected that any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extensions will not increase water usage of the dwelling and therefore there are no new issues in this respect.
6.4.2 There are no trees to be cut down with regards to the proposal as such it complies with Environment Policy 3.
CONCLUSION
7.1 With regards to the proposed extensions, the utility room extension will have no impact on the overall character of the dwelling and the proposed extension to the West of the dwelling, whilst not traditional in appearance has been designed to limit the overall impact upon the dwelling by being a modern subordinate extension which will not affect the traditional appearance of the existing dwelling and respects the existing dwelling in proportion, form and design. As such the proposal complies with Housing Policy 15.
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 can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 24.11.2021
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Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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