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21/01531/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 21/01531/B Applicant : Mr Stewart Howard Proposal : Alterations and erection of an extension to side elevation Site Address : Moaney Moar Farm Ballabooie Road Cronk Y Voddy Kirk Michael Isle Of Man IM6 1HR
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.03.2022 __
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.
C 2. The occupation of the proposed dwelling (s) must be limited to persons whose employment or latest employment is or was employment in agriculture in the Island and including also the dependants of such persons as aforesaid
This application has been recommended for approval for the following reason. The proposed extension would be considered in accordance with Housing Policy 15 of the IoM Strategic Plan.
Plans/Drawings/Information; This decision relates to drawings submitted on the 16 December 2021, referenced; 01 Location Plan 02 Site Plan 03 Floor Plans as Existing 04 Elevations & Section as Existing 05 Ground Floor Plan as Proposed 06 First Floor Plan as Proposed 08 Elevations & Section as Proposed 2 of 2
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and amended plan received on 4/4/22, referenced; 07 Rev A Elevations & Section as Proposed 1 of 2 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION IS BEFORE THE COMMITTEE AS THE PROPSAL IS EXTENDING A FARM WORKERS DWELLING IN THE COUNTRYSIDE BY MORE THAN 50% AND IS RECOMMENDED FOR APPROVAL
1.0 THE SITE 1.1 The application site forms part of the farm holding at Moaney Moar Farm, Ballabooie Road, Cronk-Y-Voddy which is situated to the north eastern side of the Ballabooie Road and north-west of the main A3 road linking St Johns to Kirk Michael.
1.2 The existing farm house/ dwelling is located along a private track that is also the main farm entrance. The dwelling house is characterised as a long bungalow with chimney at either end but has been extended at some point, presumably what was an attached garage is now a kitchen / dining.
1.3 The proportions of the property footprint would measure (on plan No.3) 25m long and 7m wide, with two outrigger extensions to either side. Internally the property has an approx. internal area of 187m2 or 2000sq ft.
1.3 The existing farmhouse is L shaped and single storey. It was approved under 92/00066/A and 93/00626/B with an agricultural occupancy condition attached which requires that "the occupation of the proposed dwelling (s) must be limited to persons whose employment or latest employment is or was employment in agriculture in the Island and including also the defendants of such persons as aforesaid."
1.4 The existing buildings are generally screened from public view from the A3 and Ballabooie Roads by the topography and other buildings as well as relatively high hedges in places but the group is visible from the Little London road (see photographs) where the buildings are seen with the clubhouse sitting almost inconspicuously in front of the farmhouse and The Old Parsonage more dominant due to its height and white coloured walls. A sizeable sheet finished farm building is also visible to the right of the bungalow which in turn is visible, but not particularly prominent in the group.
2.0 THE APPLICATION 2.1 Proposed is a two storey extension with the creation of a dormers off the northern gable end of the dwelling house. The extension would follow the existing form and height of the bungalow but would extend out from the front elevation westwards with a footprint of 15m long and 5.5m wide giving a footprint of 82m2 increase. With accommodation in the eaves measuring 4.6m x 4.0m (18.4m2) for bedroom 5 and 2.3m x 1.6m (3.6m2) for the en-suite and 2.5m x 4.6m (11.5m2) for the connecting space/storage area, equating- 33.5m2 of useable space in the eaves through the creation of dormer accommodation. This would see a total creation of space of 88m2 + 33.5m2 = 121m2.
Existing - 187m2 Proposed - 121m2 Total - 308m2
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65% increase in floor area over the existing.
50% of the existing property is 93m2 and the proposal is 65% increase.
2.2 The proposal would also see the removal of one of the chimney stacks. The creation of dormers would be biased towards the northern end of the proposed extension.
2.3 The level of finish is proposed to be painted rendered walls, pitched tiled roof and the dormers to be painted render and Upvc cladding panels. The proposal would see a balcony created on the North West elevation (gable end) at first floor level.
3.0 PLANNING POLICY 3.1 The application site is within an area not designated for development and zoned as Area of High Landscape Value or Coastal Value and Scenic Significance identified on the 1982 Development Plan.
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 15. And design of building should have a positive contribute as noted in Strategic Policy 5.
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.
4.0 PLANNING HISTORY 4.1 APPROVED> 93/00626/B - Erection of agricultural dwelling. This has a condition applied that limited the occupation to those employed in agriculture.
4.2 APPROVED> 17/00451/B - Alterations and extensions to farm house. This proposed is an extension at the front (western elevation) to project out 1.6m with a width of 6.1m. Also at the side, the property will be extended by 7m for the full width of the house. The two extensions will provide two slightly larger bedrooms than existing and a kitchen/dining room on the end.
5.0 REPRESENTATIONS (in brief) 5.1 Michael Commissioners had not commented at the time of writing. 5.2 Highways Services commented (06/01/22) with no objection.
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
(i) Principle
(SP5; GP3)
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(ii) Design
(STP5; GP2b) (iii) Visual impact
(Ep1, HP15, GP2,c,f,) (iv) Neighbouring amenities (GP2g) (v) Sustainable Construction (GP2n) (vi) Any other matters arising
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 an extension to an existing residential property 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 15 which allows for extensions to properties in the countryside ( and has been exercised on this property under the 2017 approval ) 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) offer guidance that specifically addresses those issues affecting building on site that would be general development control principles. On balance the principle of extending this dwelling house is acceptable form of development subject to the further assessment below.
6.3 Design The design of the proposed extension has been designed to ensure the existing proportions of the dwelling house are reflected in the extension, noting the width and heights. In this case, the proposed ridge height is no higher than the existing ridge line of the existing property, in doing so and the orientation of the built form only the gable on the south elevation would be visible from the main Highway, if at all given the difference in level, and the height of the roadside embankment with heather atop. Whilst this would not only be increasing its massing here, it would be deemed to respect the proportion, form and appearance of the existing property. The inclusion of pitched roof dormer windows would not be any higher than the existing ridge and would add would align with the portrait windows below adding a degree of design merit when views on approach to the dwelling from the highway. These elements ensure the existing dwelling and extensions are read as one residential dwelling which ensures the proposed additions would be in accordance with STP5 and GP2b.
6.4 Visual Impact In terms of how visible the scope of works are to the existing, Hp15 seeks that the impact when or if viewable is respectful to the properties proportions and appearance. The dwelling house is only really noticeable from the Ballabooie road and then this is of the upper proportions of the building and roofscape. However, just because the proposed extension cannot be viewed from a public vantage points doesn't mean it is acceptable as noted in para.4.3.11 for a relaxation of policies.
6.5 The visual appearance of the extension from the highway to the East (A3) Cronk Y Voddy, would only be minor in relation to the overall elevation of the dwelling that sits parallel to the highway (A3) to the east, albeit approx. 100m away. Any glimpsing or passing views in the gaps in the hedgerow would ensure the extension 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.
6.6 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
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main dwelling house. It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, HP15, GP2, and would not have any adverse impact on that of the countryside or on the dwelling house and its agricultural setting.
6.7 Neighbouring Amenities The site sits remote on the land scape with its agricultural buildings, 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).
6.8 Sustainable construction The erection of a new extension would have to conform to building regulations standards which ensures the thermal efficiency of the building is maximised. In addition the building has been designed with the majority of the glazing to take advantage of the rear and side facing elevation and glazing aspect. These are all seen as positive design attributes to reducing energy consumption for domestic dwellings as sought from GP2n.
6.9 Any other matters arising None.
7.0 CONCLUSION 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 15 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:
(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 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: 1 1.04.2022
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Signed : J SINGLETON 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
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