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The application site is located to the east of Greeba Mill Road, Greeba and currently accommodates a detached Manx Cottage with large, two storey conservatory extension. In addition there are storage buildings and a greenhouse on the site in varying states of repair. The site is screened from the adjacent roads, with glimpses through to the site from the adjacent road.
The application site is located within an area zoned as High Landscape Value and Scenic Significance in the 1982 Development Plan Order.
It is considered that the following policies contained with the Isle of Man Strategic Plan are relevant in the consideration of this application:
Policy 15: 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).
The following previous application is considered relevant in the consideration of this application:
PA 06/01123/A – Approval in principle for cottage to be used as guest accommodation / granny annex and demolition of existing greenhouse and erection of a replacement dwelling, Kerrow-Ny-Glough, Cottage, Mill Road, Greeba. Refused initially 31st August 2006, refused at appeal 22nd January 2007.
The application proposes the extension of the existing dwelling, by the construction of a linked structure, varying within single and double storey height and semi basement/study. The extension would be linked by a single storey corridor with the existing dwelling forming guest accommodation. The extension would be constructed with smooth render with extensive glazing, particularly to the circular main lounge.
German Parish Commissioners advise that they have no objection to the application and the Department of Transport Highways Division advise that they do not oppose. The Isle of Man Fire and Rescue Service request that domestic smoke detectors. We have received no privately written representations.
The application proposes the extension of a traditional dwelling, albeit one that has been previously extended, with a large extension, non traditional in its design and use of materials. Housing Policy 15 of the adopted Isle of Man Strategic Plan, states that "Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." With the explanatory paragraph prior to this policy stating: "As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it 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 existing character of the property."
The property is located to the east of Greeba Mill Road and is well screened from the adjacent highway. As such, views into the site are limited to brief glimpses through the boundary trees and across the access bridge to the site. The view being achieved at the access point being of the parking area to the front of the existing conservatory which it is proposed to retain. The extension has been designed so that the existing dwelling retains its character in that the extension is linked to the dwelling via galleries to the rear and the extension itself would be sited to the side and rear of the existing. As such, the existing dwelling would remain viewed as a traditional extended cottage, with buildings of a modern form to the side and rear. The extension is in excess of the figure identified in Housing Policy 15 as being an acceptable increase, however, it is considered that the proposal represents an innovative extension to a dwelling, one that will not detract from the character and appearance of the dwelling due to its positioning within the site and relationship to the existing dwelling and one that will not destroy the existing character of the property.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
German Parish Commissioners Department of Transport Highways Division
Accordingly the following parties are not afforded Interested Party Status: Isle of Man Fire and Rescue Service.
Recommended Decision: Permitted
Date of Recommendation:
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the plans and information submitted as part of this application and date stamped 25th June 2007.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
Decision Made : ... Committee Meeting Date : ...
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