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22/00744/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00744/B Applicant : Mr & Mrs Matthew Cheetham Proposal : Alterations and erection of a 2 storey extension Site Address : Ballagarraghyn Cottage Main Road Greeba Isle Of Man IM4 3LH
Planning Officer: Mr Richard Boyt Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.12.2022 __
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. 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.
This application has been recommended for approval for the following reason. The proposed development has an acceptable visual impact on the existing dwelling, streetscene and surrounding area, and is not considered to have any adverse or unacceptable impacts on the amenity or living conditions of the neighbours. The proposal is also considered to have an acceptable highway impact. For these reasons the proposal is considered to accord with General Policy 2, Housing Policy 15, and Housing Policy 16 and with the general principles of the Residential Design Guidance 2021.
Plans/Drawings/Information;
This approval relates to plans labelled 21 1584 01 Site Location Plan (Jan 2022), 21 1584 02A Survey Drawing, 21 1584 03A Revised Plans and Elevations both received 28th November 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 detached house that fronts directly onto the A1 between St John's and Greeba, east of the crossroads with the A3.
The house consists of two sections, one set slightly further back from the road with plenty of windows and a lower roof, then a second more prominent taller section directly next to the road which may have been a barn in the past.
There is only one bedroom in the 'house' section whereas there a four bedrooms in the other section on the first floor. Parking is on east side of the building where there is the main road access and large turning space. The house has about 1500 square metres of garden grounds, mainly to the rear.
Although the fabric of the core of the house may be over 100 years old, the appearance of the house with white painted smooth render, modern slate roof and modern windows, is one of a contemporary dwelling.
1.2 Surroundings The application site is in the countryside, albeit it is directly next to the A1. The local landscape is dotted with built development including many other rural dwellings, some of which are large farmhouses. The landscape is not especially protected, but the house has sweeping views to the south, with groups of registered trees to the north, east and west.
THE PROPOSAL 2.1 Use The use of the property is as a single permanent dwellinghouse.
2.2 Works It is proposed to extend the western end of the dwelling with a two storey addition to accommodate a bedroom on the upper floor and a sauna on the ground floor, connected by a spiral staircase. Patio doors facing rearward would then access a large area of garden decking.
All of the proposals are located in the existing garden and the oil tank would need to be moved to allow the development to occur.
The upper bedroom would have a wide balcony with glass balustrade facing rearwards accessed via patio doors. The extension would be orientated with gables facing front and rear with the facing material being matching render.
PLANNING HISTORY 3.1 85/00527/B Construction of open porch and spar-dashed rendering to front stone elevation - approved 87/00558/B - Conservatory - approved 96/00621/B - Alterations and extensions - approved 98/01290/B - Replacement windows and door - approved 14/00167/B - Replacement of conservatory roof with tiles - approved
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DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the site lies within an area of 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 specifically 4.0 Householder Extensions and Section 4.8 Extension to Side Elevation, Section 3.1 in respect of local distinctiveness. Sections 4.2 and 4.3 also cover design features and potential impacts on the streetscene. Section 7.0 covers Good Neighbourliness and Community Policy 7 and 11 from the Strategic Plan seek all new development to reduce spread of fire and reduce criminal activity and Infrastructure Policy 5 seeks water conservation.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 German Parish Commissioners - no objection 5.2 Department of Infrastructure Highway Services - no significant negative impact 5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 Intro The proposal is for a two storey side extension, largely in keeping with the existing house, which has been extended and altered around 20 years ago. The proposal results in an additional master bedroom looking out from a balcony to the south, with a sauna room downstairs. If approved this would take the house from a 5 to a 6 bedroom dwelling.
The primary policy consideration is the application of Housing Policy 15 which seeks to restrict the size of extensions to 50% of traditionally styled dwellings' original floorspace.
In this case, the dwelling is not a traditionally styled dwelling, due to its unusual massing and layout. There is no traditional character or proportions for the extension to harm and in many respects the proposals may be viewed as an enhancement of the present appearance.
6.2 Proposed Extension - Visual Impact The proposal is for a gable front and rear side extension at the same height as the 'house' section of the current dwelling. This section of the dwelling has a high proportion of windows and relatively low height with the eaves sitting on top of the first floor window lintels. Making a new side extension any lower than the existing roof to create subservience would be difficult and largely pointless, because the house section of the dwelling is already much lower and set back further than the barn section.
It is proposed to provide gables front and rear on the extension to prevent an exceptionally long linear form running alongside the road. The extension is in proportion to the existing house, has identical roof gradients and matching materials, all in accordance with the Residential Design Guide.
In summary, the proposals for a side extension to an asymmetric and non-traditional dwelling respects the proportions, form and appearance of the current dwelling (where they exist) whilst not challenging the predominance of the existing house. The impact of the proposals as viewed by the public will not increase and for these reasons the proposals accord with Housing Policies 15 and 16 of the Isle of Man Strategic Plan 2016.
6.3 Proposed Extension - Amenity Impact
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The application site is isolated from any other residential neighbours and therefore the proposals are acceptable in neighbour amenity terms.
6.4 Proposed Access - Highway Safety
The proposals are distant from the main highway access and therefore do not affect the access and parking arrangements. Highway Services do not object to the proposals.
6.5 Other material considerations No letters of objection have been raised to this application and there are no objections from German Parish Commissioners.
The proposal plans have been updated before issuing the decision due to inaccuracies in relation to existing elevation drawings. The plans have now been corrected.
CONCLUSION 7.1 It is judged that the proposed development has an acceptable visual impact on the existing dwelling, streetscene and surrounding area, and is not considered to have any adverse or unacceptable impacts on the amenity or living conditions of the neighbours. The proposal is also considered to have an acceptable highway impact. For these reasons the proposal is considered to accord with General Policy 2, Housing Policy 15, and Housing Policy 16 and with the general principles of the Residential Design Guidance 2021.
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
The application is considered to have an acceptable visual and amenity impact and to comply with General Policy 2 and the principles of the Residential Design Guide 2021. __
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: 16.12.2022
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Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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