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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 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.02.2022 _________________________________________________________________
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:
Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
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
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.
3.1 There are several applications upon the site of which the following are most relevant to the assessment of this application.
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.
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.
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:
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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