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21/00893/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00893/B Applicant : Mr & Mrs Paul Morton Proposal : Erection of proposed single storey extension to rear elevation of dwelling Site Address : Greenhill Jurby Road Andreas Isle Of Man IM7 2EJ
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.02.2022 __
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 Drawing No. 21 1538 01 received 30th July 2021.
This decision also relates to the following plans and drawings, date stamped received on 3rd February 2022: o Drawing No. 21 1538 00 Rev A o Drawing No. 21 1538 02 Rev A __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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21/00893/B Page 2 of 4
1.1 The application site is within the curtilage of Greenhill, Jurby Road, Andreas which is a large detached property within its own grounds situated to the West of Jurby Road.
1.2 The property is accessed via its own driveway and has a three car garage and separate stable block situated to the West of the site.
1.2 The property is traditional Manx in it's vernacular with parapet wall detailing to the first floor level of both the front and rear elevation.
THE PROPOSAL 2.1 The current planning application seeks approval to erect a single storey flat roofed extension situated to the North West elevation. The extension is separated into two parts firstly a garden room which measures 10.875m by 4.850m and then a covered canopy which measures 4.925m by 4.850m.
2.2 Both parts are to have an approximate roof height of 3.6m which is in line with the existing flat roof extension to the West elevation.
2.3 The extension is to have decorative pillars to the canopy section and to have a decorative render band which matches the existing property.
PLANNING HISTORY 3.1 There are several applications upon the site of which the following are most relevant to the assessment of this application. 3.1.1 PA11/00568/REM - Reserved Matters Application for erection of replacement dwelling with detached garage - Permitted 3.1.2 PA13/00039/B - Erection of a replacement dwelling (Amendments to PA11/00568/REM) - Permitted 3.1.3 PA13/00109/B - Erection of Stables - Permitted 3.1.4 PA14/01401/B - Extension to existing stable building - Permitted 3.1.5 PA14/01402/B - Erection of a detached tack/ rug room (retrospective) - Permitted 3.1.6 PA16/01176/B - Erection of side extension to dwelling - Permitted 3.1.7 PA16/01315/B - Variation of condition 3 of PA13/00041/B to allow existing roof space floor area to be used for staff living accommodation - Permitted 3.1.8 PA18/00375/B - Erection of a workshop and store - Permitted
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 property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the application and the land designation, Housing Policy 15 is the key policy and seeks that extensions to traditionally styled properties will only be approved where they 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.
4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings, Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances and Environment Policy 3 which states that development will not be permitted where there would be an unacceptable loss of or damage to woodland areas.
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21/00893/B Page 3 of 4
4.4 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.
4.4 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.
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." (26.08.21)
5.3 Andreas Parish Commissioners have considered the proposal and state they have no objection. (16.08.21)
5.4 DEFA Forestry have sent in comments on the 24.08.21 & 02.02.22, which firstly raise concerns about the pressure to remove the last trees upon the site after the extension is built and whilst this is the case after consultation with the applicant a tree felling licence has been received on the proviso that 24 more trees are to be planted on the site.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARCTER AND APPEARANCE 6.2.1 The most relevant Strategic Policy for the proposal is Housing Policy 15 which specifically seeks that extensions to traditionally styled properties will only be approved where they 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.
6.2.2 When looking at the history of the site there are three specific applications which are relevant, PA11/00568/REM which was for the replacement dwelling, PA13/00039/B which added a sun room onto the side extension and PA16/01176/B which added on a boot room next to the existing sun room.
6.2.3 Overall the sizing of each can be broken down as, the original property is 363sq metres, the sun room extension was approximately 21.88sq metres and the boot room was approximately 30.345sq metres. The proposed side extension here is approximately 52.74sq metres without the canopy and 76.63sq metres with the canopy. Both measurements fit comfortably within the 50% rule of Housing Policy 15 and as such complies with this part of the Strategic Policy.
6.2.4 Turning towards the design, generally flat roofed extensions, depending on style are seen as unwarranted development, especially when being seen from such a public vantage point that this property is. Whilst this is the case it can be seen that the proposal here is sympathetic to the main dwelling by providing a suitable extension for a residential property which copies the form, mass and design of the original build. As such the proposal complies with the second part of Housing Policy 15 by respecting the proportion, form and appearance of the existing property
6.3 NEIGHBOURING AMENITY 6.3.1 With regards to neighbouring amenity, the property is situated within its own grounds and as such the closest neighbours are at a suitable distance away from the dwelling to not be impacted by the proposed works.
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21/00893/B Page 4 of 4
6.4 OTHER MATTERS 6.4.1 The proposed works are an extension 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. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 The proposed extension is acceptable in terms of its form, mass and design by providing a suitable extension to an existing residential property that respects the proportion, form and appearance of the existing property and as such 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 Director of Planning and Building Control 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 : 25.02.2022
Determining officer Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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