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21/01148/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01148/B Applicant : Mr Mark Wilson Proposal : Alterations, erection of front porch and rear extensions Site Address : Crossag Farm House Crossag Road Ballasalla Isle Of Man IM9 3EF
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.11.2021 __
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 application accords with General Policy 2 of the IOM Strategic Plan 2016, and meets with the principles of the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to the Photo Sheets and Drawing Nos. W/188/1A, W/188/2 and W/188/3, date stamped and received 17 September 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site represents the curtilage of a relatively large house and outbuildings which sit on the eastern side of Crossag Road (A24) at it heads north out of Ballasalla towards St.
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Mark's. The property which has its double garage situated at the rear has a driveway that encircles the property.
1.2 The entire site frontage is bounded by a Manx stone wall which rises to match parts of the building which joins the wall, with the majority of this wall set about 1.2m along majority of this boundary. Vehicular access is via a gated entrance with metals gates, with a pedestrian gate situated to the left of this access.
1.3 The southern, eastern and northern boundaries of the site have mature landscaping along their entire stretch and there are clusters of mature trees located at various sections of the site.
2.0 THE PROPOSAL 2.1 The application seeks planning approval for alterations, erection of front porch and rear extensions to the dwelling.
2.2 The proposed works would include: i. The existing 2.4m x 2.2m hip roofed open front porch would be removed and a new 2.4m x 1.7m pitch roofed enclosed front porch rebuilt at the same position. Two new windows would be installed on the side elevations, while a new cottage style front door would be installed on the front elevation of the new porch.
ii. The rear porch on the right side of the kitchen would be removed and the existing kitchen extended towards the store with wall to match the extent of the existing lounge by the kitchen. This extension would be 5.5m long and extend 2.9m from the side of the kitchen. Its roof would from an extension of the existing pitch roof which would drop over the new kitchen extension to a new eaves level at 2.2m from the ground level.
iii. The old sun room by the kitchen is to be removed and replaced with a new extension with flat roof to match the granary roof. This extension would match the width and length of the existing sun room, although its height would be set at 3.2m. A new hipped roofed lantern 1.4m x 3.3m would be installed over the roof of this new extension, while a new bifold door and window would be installed on the side and rear elevations, respectively.
iv. A new car port to be erected at the position of the existing parking space by the garage, with four posts and a sheeted roof. This new car port would have a lean-to roof that would rest on the existing stone wall on the western boundary, be 2.9m high at the rear and 2.4m high in front.
v. There would be internal alterations by the existing lounge to enable the creation of a new porch by the side of the new kitchen extension with door front the existing store/workshop.
3.0 PLANNING POLICY 3.1 The site lies within an area specifically designated on the Area Plan for the South (Map 4) as 'Predominantly Residential'. The site does not lie within a Conservation Area or within a Registered Tree Area and there any Registered trees on the site. The site is also not within an area at risk of flooding, although part of the rear garden is considered to have low to medium likelihood of flood risk. As such, the following parts of the Strategic Plan are relevant:
3.2 General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
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(c) does not affect adversely the character of the surrounding landscape or townscape and (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality. (j) can be provided with all necessary services; (n) is designed having due regard to best practice in reducing energy consumption".
3.3 "8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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."
3.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 4.7 on Flat Roof Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme. The following paragraphs are p-particularly relevant.
4.2 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of a number of applications which are considered to be materially relevant to the assessment and determination of the current application. These include:
5.2 PA 95/01626/B for (A) alterations and extensions to dwelling and, (B) conversion of existing hay shed into double garage with studio/workroom over - permitted.
5.3 PA 98/01933/B for conversion of hay shed to double garage with studio/workroom over
5.4 PA 02/01200/B for alterations and extensions to dwelling including garage - permitted.
5.5 PA 02/02491/B for amendments to approved alterations and extensions to dwelling and garage (02/01200B) - permitted.
5.6 PA 03/01192/B for additional amendments to approved alterations and extensions to dwelling and garage (02/01200B and 02/02491B) - permitted.
5.7 PA 05/00395/A for approval in Principle to demolish existing stone shell of farm house and replace with 3 bedroom dormer bungalow for permanent residential/holiday rental use and creation of a new plot for 5 bedroom detached dwelling - refused.
5.8 PA 06/00669/B for erection of an extension with glazed roof to replace existing garden room, construction of boiler room extension and alterations including new garage and patio doors - permitted.
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5.9 These applications have enabled the creation of the current building form which the current application seeks to further alter.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 6 July 2021.
6.2 Malew Parish Commissioners have stated that they have no objection to the application in a letter dated 06 October 2021.
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 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 and the potential impacts upon the visual amnesties of the locality. There would be no impacts on neighbouring amenity given the detached position of the property when assessed within the context of the locality, considering the closest property 'Strooan-Mooar' is situated about 35m from the dwelling and across the A26 (Crossag Road).
7.2 The proposed alterations and extension respects the proportion, design and form of the existing dwelling and would appear as subordinate additions to the main dwelling. As well, the scheme would integrate key features of the dwelling such as the roof pitch, use of roof lantern, window and door types, external wall finishing and roof materials that would ensure the changes tie in with the character of the existing dwelling. It is also considered that the modest scale of the extensions which would only slightly increase the footprint of the dwelling and would ensure that the scheme aligns with the requirements of General Policy 2 and Paragraph 8.12.1 which guides extensions to dwellings in built up areas or sites designated for residential use.
7.3 With regard to impacts on the visual amenities of the locality, it is noted that the proposed works would alter the appearance of parts of the property. Notwithstanding, these changes would not be publicly noticeable due to the screened position of the rear elevations of the property from the surrounding highways and neighbouring dwellings. Besides, the changes would only be minor and would be in keeping with the character of the property which is unique in its setting within the locality which has a varied mix of dwelling styles and finishes. Moreover, the proposed development 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 which has significant levels of mature landscaping on the individual properties. Accordingly, it is considered the proposal is acceptable and would align with the principles advocated by General Policy 2 (b, c & f).
7.4 Overall, it is considered that the proposed scheme would have no adverse impacts on the character of the property which is well hidden from the public views and would not impact negatively on the character of the locality or existing trees on site and as such would be an acceptable development for the site.
8.0 CONCLUSION 8.1 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 dwelling and streetscene complying with General Policy 2 of the Isle of Man Strategic Plan 2016, and the principles of the Residential Design Guide 2021.
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9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 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 : 25.11.2021
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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