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22/00620/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00620/B Applicant : Ms Ann Boughton-Leigh Proposal : Conversion of attached garage into living space with first floor extension above with 2 dormer windows to the front and rear and installation of replacement door and windows to garage door. Erection of replacement front porch and installation of a French door to the rear elevation Site Address : Hampton Croft Clannagh Road Santon Isle Of Man IM4 2HP
Planning Officer: Mr Richard Boyt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.11.2022 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. All external facing and roofing materials to be used shall match those of the existing building.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. 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 fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of Hampton Croft without the prior written approval of the Department.
Reason: To ensure the annex remains ancillary and subservient to the house known as Hampton Croft.
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C 4. The annex hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Hampton Croft and shall not be occupied as an independent dwelling unit.
Reason: To ensure proper control of the development in the countryside and to avoid any future undesirable fragmentation of the curtilage.
This application has been recommended for approval for the following reason. It is considered that the proposals to alter and slightly extend Hampton Croft are respectful of the main dwelling and providing the annex is controlled to be ancillary to the main dwelling, the proposals amount to sustainable development that accords with General Policy 2, Housing Policy 15 of the Isle of Man Strategic Plan 2016 and with the general principles of the Residential Design Guidance 2021.
Plans/Drawings/Information;
This approval relates to plans labelled Existing and Proposed Front Elevations, Existing and Proposed Left Elevations, Existing and Proposed Rear Elevations, Existing and Proposed Right Elevations, Existing Site Plan, Existing First Floor Plan, Existing Ground Floor Plan, Proposed Site Plan, Proposed First Floor Plan, Proposed Ground Floor Plan and Location Plan dated 23rd April 2022 and submitted as part of this application.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is a large dormer bungalow located in open countryside in an isolated position on the Clannagh Road one kilometre northwest of Mount Murray. The bungalow is accessed via a private drive and is situated 80 metres distant from the road outside with mature landscape planting screening it from view.
1.2 The bungalow is clad in dressed stone, with upvc windows and fascias and slate roof. The bungalow was extended into the roof in the 1990s with dormers facing both side aspects and to the rear. The dwelling has a l-shaped footprint with the integral garage, subject of these proposals, perpendicular to main body of the house.
1.3 The application site is not within a Conservation Area or a protected landscape. However there are pleasant long distance views from the hillside overlooking the south of the island. There are no registered buildings or trees in or near the property.
THE PROPOSAL 2.1 The proposal follows an earlier application reference 21/01244/B for a porch extension, rear patio doors and an annex extension which officers could not support. This application seeks conversion of the integral garage and its extension upwards to form one bedroom annex accommodation for the applicant's daughter. The annex is intended to remain ancillary and part of the main house.
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2.2 The proposals involve heightening the roof in order that the garage section matches the height of the main dwelling, then inserting twin dormers in the front and rear of the annex roof to serve a single bedroom and ensuite on the first floor. The wall plate would rise around 1 metre, the roof pitch would be the same as the current roof and materials would be stone and slate on the roof to match the existing house. The garage door would be replaced by a standard door and window on the ground floor level.
PLANNING HISTORY 3.1 98/01266/B was approved in early 199 for conversion of the attic in the main house section and adding of dormers. This did not extend over the integral garage. There are no further recorded planning applications until 21/01244/B for a front porch, French doors and an annex extension which is still live but does not have officer support. It is anticipated that the 2021 application will be withdrawn or refused depending on the outcome of this application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the site lies within an area designated countryside, as such General Policy 2, Housing Policy 15 and 16 and paragraph 8.12.1 from the Isle of Man Strategic Plan 2016 are considered relevant in the assessment along with the recently released Residential Design Guidance 2021
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Department of Infrastructure Highway Services - 9th Jun 2022 no impact, request for EV point 5.2 No comments received from neighbouring properties.
ASSESSMENT 6.1 The proposals are for small extensions to Hampton Croft, a stone clad 20th Century bungalow in the open countryside. The application follows pre application advice leading from a previous application that involved a more detached annex proposal. The earlier application remains live but unsupported by officers.
The annex would be a single bedroom two storey part of Hampton Croft, replacing the present integral garage.
Proposed Extension - Visual Impact 6.2 The proposals 2021 for a front door porch and rear French doors are discreet and in keeping with the current dwelling and comply with the requirements of the Residential Design Guide.
6.3 The significant part of the proposals is to raise the roof of the integral garage and insert dormers fore and aft in this section of the house. The existing house was extended upwards in the 1990s in an almost identical manner with dormers to the rear and sides, therefore these proposals for a roof raise matching the main house is entirely in keeping with the scale and character of the house.
6.4 Matching materials can be controlled by condition so that the appearance of the extension is seamless to the existing building. Because the extension is upwards, the result cannot be described as subordinate, but it is harmless in visual amenity terms, not least because these proposals are situated on house that is largely invisible from the road outside, has no visible street frontage and is isolated in the wider landscape. The proposals will have an insignificant and negligible landscape impact in the countryside.
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6.5 For these reasons the proposals are to respect the proportion, form and appearance of the existing property in accordance with Housing Policy 15 of the Island Plan.
Proposed Extension - Amenity Impact 6.6 Because Hampton Croft is in an isolated rural position, there are no near neighbours to the house apart from farmland. As a result, no greater overlooking, enclosure or overshadowing occurs from these relatively minor works.
6.7 The house benefits from ample grounds and gardens and these are retained as part of the proposals. Reduction in Parking
6.8 The proposals involve the loss of what is best described as a 1.5 space integral garage. During officer's site visit it was noted that it is used for domestic storage and not for parking and at less than 4.8 metres wide it is barely wide enough for two modern cars side by side. The conclusion is that by converting this space, parking for one personal motor vehicle will be potentially lost.
6.9 The parking standards in the Strategic Plan expect every house to have a least 2 spaces in rural areas and in the case of Hampton Croft the driveway easily accommodates 2 or more cars already. Furthermore, there are plenty of flat garden areas where parking could be expanded if required, so the likelihood of residents parking on or close to the main road outside is very low indeed.
6.10 The loss of the garage parking does not conflict with Development Plan policy due to generous outdoor parking options being available.
Other material considerations
6.11 Residential annexes are an increasingly popular method of family living, whether it be family financial, personal or caring reasons. Annexes are a sustainable method of creating low cost living accommodation using existing built fabric. In this case, no further extension of the footprint of the house is required and the annex will be occupied by the applicant's daughter. A planning condition will be applied to maintain the subservient relationship between the two units. The porch and new doors are acceptable in matching materials.
6.12 Officers have questioned the interdependence of this annex because it has a separate access door and kitchen. It is considered reasonable to ensure that the main access to the house, parking and gardens remain part of the wider house and not separated in the future, to avoid a scenario where an entirely separate dwelling is formed out of the annex, which would be considered an unsustainable development.
6.13 In terms of bat roosts and bird nesting, the proposals relate to a modern open roof garage which is an integral internal space of the current house. The officer site visit noted no access points for bat or birds through the built fabric and a very low likelihood of roosts or nests in and around the roof of this modern bungalow.
CONCLUSION 7.1 It is considered that the proposals to alter and slightly extend Hampton Croft are respectful of the main dwelling and providing the annex is controlled to be ancillary to the main dwelling, the proposals amount to sustainable development that accords with General Policy 2, Housing Policy 15 of the Isle of Man Strategic Plan 2016 and with the general principles of the Residential Design Guidance 2021. __
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 14.11.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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