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Application No.: 21/01480/B Applicant: Mr & Mrs Guy & Anna Templer Proposal: Alterations and erection of a replacement garage, storage, and workshop extension Site Address: Mullinaragher House Rheast Road Santon Isle Of Man IM4 2HR Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 04.04.2022 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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 proposed replacement garage has been designed to have a minimal visual impact and would comply with HP16 of the Strategic Plan.
This decision relates to drawings and supporting information received on 9 December 2021, referenced; 270/011 - Existing Elevation 270/010 - Existing Plan 270/002 - Existing Site Plan
01 - Location Plan 01 - Measured Survey 270/022 - Proposed Elevations 270/021 - Proposed Plans 270/020 - Proposed Site Plan Supporting planning statement photo montage _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO COMMITTEE BECAUSE IT COULD BE CONSIDERED A DEPARTURE FROM THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL
1.0 THE SITE - 1.1 The application site is the residential curtilage of Mullinaragher House, located on the southern side of Rheast Road - which links the Clannagh Road with the Mullinaragher Road. The site accommodates a predominately two-storey dwelling, with a single storey detached double garage/ workshop/store and outbuilding together with a substantial landscaped garden including a pond. - 1.2 This part of Rheast Road accommodates three dwellings - Mullinaragher House being the westernmost, with Springside and Ballacorrin to the east. There are other dwellings to the north on Clannagh Road. - 1.3 The detached garage building shows an internal floor plan with parking for 2-3 vehicles, two stables two stores and a workshop. Permission for this was granted in 1994 (see history). The building is essentially two conjoined structurers with two separate pitched roofs and an attached workshop (6m x 3m) to the east elevation. The existing has a footprint of 10m wide and 12.8m long.
2.0 THE PROPOSAL - 2.1 Proposed is the demolition of detached garage / store buildings and the erection of a new detached building (18m x 7m) with a hipped tiled roof with garage and workshop on the ground floor and storage accommodation above the garage accessed from a loft ladder. - 2.2 The proposal would also see a realignment of the access to the property with splayed entrance and the creation of an archway within the structure of the building with the parking relocated towards the rear of the curtilage around a courtyard area.
3.1 The application site is designated as; 'white land' or not zoned for development on the Area Plan for the East. - 3.2 The site is not within a Conservation area, there are no registered trees identified on site and the site is not identified as being within High Risk Flood Zone (River and Tidal) on the DoI's Flood map hub.
3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application: - 3.4 Whilst there is a presumption against development here as set out in General Policy 3 and Environment Policy 1, there is also support for certain types of works and extension and alterations to existing residential properties in the countryside, notably that set out in Housing Policy 16. And design of building should have a positive contribute as noted in Strategic Policy
3.5 Whilst the land is not zoned for development, the general principles contained with GP2 (a-n) offer guidance that specifically addresses those issues affecting building on site that would be general 'development control' and considered capable of being applied to this proposal. - 3.6 The principles of the Residential Design Guidance 2021 which sets out a number of general development standards for alterations to existing dwellings including neighbouring amenity.
4.1 The application site benefits from the following approvals;
5.0 REPRESENTATIONS (in brief - full reps can be read online)
5.1 Santon Commissioners has not commented at the time of writing.
5.2 Highways Services do not object (No Highways Interest) 22/12/21 - 5.3 Eco systems commented (31/12/21) quoting the Wildlife Act 1990 and advises the works should be undertaken outside of the nesting seasons.
6.1 Principle The starting point here is the land designation within the area plan which designates the site as land not zoned for development. As General Policy 3 would be applicable in this instance, the proposal is for a replacement detached garage building adjacent to an existing residential dwelling and does not specifically fit into any of the criteria for acceptable development (a-h), therefore regard must be given to the reasonableness of the scale and siting of the proposed developments within the defined residential curtilage in view of their subsequent impacts.
6.2 In this case it is relevant to give weight to Housing Policy 16 which allows for extensions to properties in the countryside with the emphasis on visual impact and also any built additions must respect the proportion, form and appearance of the existing property. Environment Policies 1 which protects the countryside for its own sake and restricts development that would have an adverse visual impact on the countryside. Also the general principles contained with GP2 (a-n) that's offer guidance that specifically addresses those issues affecting building on site that would be general development control principles. On balance the principle of a replacement detached garage building is acceptable form of development subject to the further assessment below.
6.3 Design The demolition of the existing detached building would be acceptable, it is not of any architectural or historical merit and being granted permission in 1994 would be of modern construction not to dissimilar to today's methods. Once demolished this area is to become a courtyard and parking area for the occupants of the dwelling house with access to the fields to the north of the site. - 6.4 The proposed extension would be smaller than the existing in terms of footprint, and has been designed to ensure the existing proportions of the dwelling house are reflected in the design of the replacement building, noting the width and heights. In this case, the proposed ridge height is no higher than the existing eaves line of the dwelling house. The garage has been brought further forward than the existing to be in line with the front elevation of the dwelling house. This enables the parking to be at the rear of the property and out of sight, which helps retain a clear front elevation when viewed from the highway. - 6.5 Whilst the garage would introducing a built element where at present there is none and is currently used as parking for the house, it would be deemed to respect the proportion, form and appearance of the existing property. The use of a hipped roof helps keep the over al massing lower but strikes a balance to match that of the existing modernised dwelling. The level of finish would seek to copy that of the dwelling house elements ensure the existing dwelling and proposed garage are read as one residential unit which ensures the proposed additions would be in accordance with STP5 and GP2b. - 6.6 Visual Impact In terms of how visible the scope of works are to the existing, Hp16 seeks that the impact when or if viewable is respectful to the properties proportions and appearance. The visual appearance of the new building from the highway to the north (Rheast Road) would be clear to see when driving along this road, but those passing views would ensure the building would be read in the same residential context as the property and would not appear out of keeping given the level and scale of the proposal. The matching levels of finish in terms of wall finish, doors, windows and roof tiles, helps to visually link the two together. - 6.7 The proposals would be considered appropriate when read within the context of the area in terms of its height and design would be subservient to the scale and character of the main dwelling house. It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, HP16, GP2, and would not have any adverse impact on that of the countryside or on the dwelling house and its rural setting. - 6.8 Neighbouring Amenities The site sits remote on the land scape with considerable distance to the nearest neighbours, as such there are no immediate neighbours that are considered to be impacted by the proposed development. As such, these aspects would be considered to be compliant with those sections of General Policy 2(g). - 6.9 Sustainable construction
7.1 For the above reasons, it is concluded that the proposal would accord with General Policy 2, 3; Environmental Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…11.04.2022
Signed :…………………………………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Application No. : 21/01480/B Applicant : Mr & Mrs Guy & Anna Templer Proposal : Alterations and erection of a replacement garage, storage, and
workshop extension Site Address : Mullinaragher House Rheast Road Santon Isle Of Man IM4 2HR Senior Planning Officer : Mr Jason Singleton Presenting Officer As above Addendum to the Officer’s Report
At the committee meeting, the Highways Officer asked for a condtion regarding the driveway material. Having liaised with highways, the following wording would achieve the desired outcome;
C3 - The application hereby approved shall surface the driveway connecting to the highway with a consolidated and bound surfacing material between the gate and the carriageway edge of the adjacent public highway.
Reason: To minimise the risk of loose material being carried onto the highway.
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