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21/01549/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01549/B Applicant : Mrs Anne Craine Proposal : Alterations and erection of extensions to provide Car Port and additional living accommodation to dwelling Site Address : Cooil Ny Cronk Ballure Ramsey Isle Of Man IM7 1AD
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.01.2022 __
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. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
This application has been recommended for approval for the following reason. It is considered the proposal would appear as a subordinate extension, well designed extensions which would respect the proportion, form and appearance of the existing property, while still allowing the main dwelling house being the main aspect within the site. It is considered the proposals would comply with HP15 and PC3/91 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1 and 2.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 05.01.2022.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED TO BE CONTRARY TO THE DEVELOPMENT PLAN BUT THE APPLICATION IS RECOMMENDED FOR AN APPROVAL
1.0 SITE 1.1 The application site represents the residential curtilage of Cooil Ny Cronk which is an existing traditional Manx farmhouse style with three uppers windows over a central doorway which would have been flanked with a window either side. However, in this case the window to the right of the door has been blocked up and the left is a more modern picture window, replacing the original sliding sash styled window. The upper three windows are no longer sliding sash windows but top opening casement windows (30/70 split). The detached dwelling is situated at the southern side of the A2 road. The site is located off a private road which is set above the A2. The property is adjacent to the Ballure Holiday Homes within Maughold.
2.0 PROPOSAL 2.1 This application seeks approval for the erection of a rear part single, part two storey extension. The extension would have a maximum depth of 7.5m and a width of 6.7m. The extension has a pitched roof, but included a glazed section at the ridge line. The works also involves the re-introduction of sliding sash windows to the front elevation back to the original style and size.
2.2 The works also include a car part to the front elevation which would be attached to the front elevation of the dwelling and the adjacent retaining wall which currently fronts the property.
3.0 DEPARTMENT POLICIES 3.1 The application site is within an area of High Landscape Value or Costal Value and Scenic Significant and "woodland" under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
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(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
3.5 Housing Policy 15 states: "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)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.0 PLANNING HISTORY 4.1 There are no previous planning applications in association with the site.
5.0 REPRESENTATIONS 5.1 Highway Services have no objection (13.01.2022).
5.2 The Garff Commissioner's (13.01.2022) made the following comments: "The Commission considered this application carefully. They noted that the current cottage is a traditional Manx cottage but felt that the proposals retained features of the original. They also noted that the floor area of the extension was in the region of 85% and would therefore be contrary to the criteria set in Housing Policy 15, however they are aware that the Planning Officer may consider that the location of the property close to the holiday cottage development may be a factor in allowing relaxation of the 50% criteria. Members felt that significant visual intrusion would be limited due to the location of the property on a site that appears to be relatively concealed.
After considering the above and other relevant matters, the Commission resolved to reserve further comment and to leave the application to be determined by the Planning Committee."
5.3 No further comments had been received at the time of writing this report.
6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling.
Potential visual impact of the development upon the landscape and individual dwelling 6.2 Currently, the dwelling is very well screened from public views when travelling along the A2 Road; given the mature vegetation (trees/hedgerows etc) of the site and along the roadside. The dwelling is also positioned above the road level given the topography of the site which is set on a hillside.
6.3 The existing property is traditional in form and appearance, albeit the window fenestration to the front and rear are more modern alterations, which detract from the character and appearance of the original Manx farmhouse design. However, it is still considered given the form, proportion and retention of the two gable end chimney stacks, the property is still more traditional in appearance, rather than of poor form or non-traditional design. HP 15 requires consideration.
6.4 In terms of the size increase the proposed extensions would have a floor area of approximately 79sqm. The existing dwelling has a total floor area of approximately 100sqm and with the new extension would have a total floor area of approximately 178sqm, which equates to a percentage increase of approximately 78% which is above the generally permitted 50% threshold as stated within HP 15. Accordingly, an objection to could be made to the size proposed. However, it is noted the existing property is not especially large to begin with and
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the proposal resulting extension would result in three modestly sized bed dwelling. Further, while not specifically laid out in the IOMSP, the proposal would be to retain the existing dwelling, rather than replacing it, which is beneficial from a historical point of view.
6.5 In terms of the proportion, scale and form of the proposal, the proposals are traditional in form, appearance. The single storey rear extension aspect is flat roofed, but is more contemporary in design and of a good quality in terms of finishes and overall appearance. The works to the rear of the property would likely be totally apparent from public views (A2).
6.6 It is considered the proposals would appear as a subordinate extension, while still allowing the main dwelling house being the main aspect within the site. The new windows to the front elevation would restore the original appearance of the property. The front car port is perhaps more unusual; however, given the proximity of the adjacent retaining wall which front the property, it is not considered this is unacceptable in this instance. On other sites this car port to the front of the dwelling would cause concern.
7.0 CONCLUSION 7.1 The majority if not all of the proposals would not be apparent from public views. It is considered the proposal would appear as a subordinate extension, well designed extensions which would respect the proportion, form and appearance of the existing property, while still allowing the main dwelling house being the main aspect within the site. It is considered the proposals would comply with HP15 and PC3/91 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1 and 2. It is recommended that the application be approved.
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: 02.02.2022
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Signed : C BALMER 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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