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Application No.: 08/01596/B Applicant: Mr \& Mrs P Ellerton Proposal: Alterations and erection of extension Site Address: Whitestrand New Cottages Lhergydhoo Peel Isle Of Man IM5 2AE ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations Traie Vane Lhergy Dhoo German Peel Objects to the proposal ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : German Parish Commissioners Notes: No objections Consultee : Manx Electricity Authority Notes :
The application site represents the curtilage of Whitestrand new Cottages, Lhergydhoo, German. The property is a detached cottage situated on the northern side of the Raad ny Foillian (A4). The site is well screened from the road by mature trees. The property Whitestrand Chapel Cottage is situated behind the proposal site separated by the shared access lane. Further along the access lane to the west of the site is the detached property Traie Vane.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered to be relevant:
Housing Policy 15, which 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 of the existing building in terms of floor space (measured externally)."
The following previous planning applications are considered relevant in the assessment and determination of this application:
99/00626/B sought approval for alterations and extension to the property. This was approved. 01/02474/C sought approval for the change of use of the property from residential to tourist use. This was approved.
01/02524/B sought approval for the installation of rooflights. This was approved. 04/01340/B sought approval for the erection of timber decking over a garden stream. This was approved.
04/01990/B sought approval for the culverting of the stream and positioning of gabion baskets to raise the level of part of the garden. This was approved.
German Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. The Manx Electricity Authority does not object to this application subject to a note being attached to any subsequent approval of this application.
The owner/occupier of Traie Vane, Lhergy Dhoo, German has commented on this application. Whilst not objecting to the application, concerns are raised in relation to construction traffic and the potential for the access lane to be blocked. Attention is also drawn to the fact that there are trees along the boundaries of the site.
This application seeks approval for the erection of an extension to the property. This would be to the west elevation and would be single storey and finished to match the existing building in all respects.
The main issues to be considered in the assessment of this application are whether the proposed extension complies with Housing Policy 15 and whether there would be any adverse impacts upon neighbouring properties or the surrounding area in general.
In considering the proposal against Housing Policy 15, the main issues are the size of the extension proposed and the impact upon the existing dwelling. There has been an approved extension to the original property which is shown on the submitted drawings. The original section of the dwelling has a floor area of approximately 84 sq.m. The approved extension increased this to approximately 111sq.m (an increase of ). The proposed extension would increase the floor area by 27 sq.m, an increase of over the existing property or over the original building. Whilst the later is perhaps a more stringent approach to measuring the additional impact over the original dwelling it is judged that this is more appropriate in terms of assessing the application in accordance with Housing Policy 15. As such it is judged that the proposed extension would result in an overall cumulative increase of over .
Notwithstanding the above, it is necessary to assess the impact of the proposed extension on its own merits and in relation to the site and its surroundings. The site is very well screened from the roadside by mature trees resulting in views of the western section of the dwelling being blocked. The rear elevation would be read as a collection of connected stone buildings with a stepped ridge line. The proposed materials would ensure that the extension would blend with the existing property. It is judged that the associated impact of the extension upon the existing dwelling and the surrounding area would be acceptably low.
The closest neighbouring property, Whitestrand Chapel Cottage is situated to the north of the site being offset to the east. The proposed extension would be positioned to the west elevation of the property and would not, it is considered, impact negatively upon the amenity of any adjacent properties.
It is judged that the extension would be in-keeping with the existing building and would not result in an overly prominent development. The extension would read as a sympathetic addition to the existing built form.
The issues raised by the owner/occupier of Traie Vane have been considered. The trees on site have been taken into account when assessing this application. The issues raised in relation to access during construction works is a civil matter not material to the assessment of this application.
RECOMMENDATION It is recommended that the application be approved. PARTY STATUS
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:
Accordingly the following parties are not granted Interested Party Status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 21.10.2008 Conditions and Notes for Approval / Reasons and Notes 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 erection of an extension to to Whitestrand New Cottages, Lhergydhoo, German as shown by the plans and information 1.1636.P01, 1.1636.P03, and 1.136P04 submitted and date stamped 14th August 2008 and 1.1636.P02 Rev A submitted and date stamped 25th September 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects.
N 1. There are Underground Cables/Overhead Lines present in the area indicated in your Planning Application. Please contact the Network Operations Department, MEA Tel. 687687 to discuss working practices around cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
Contact the MEA for Electrical Site Safety 5 documents Tel 687766, before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
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