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22/00926/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00926/B Applicant : Mr & Mrs Richard & Alison Jones Proposal : Alterations including installation of glazed veranda to existing roof terrace, replacement external spiral staircase and single storey extension to side and rear elevations Site Address : Ash Lodge Patrick Road St Johns Isle Of Man IM4 3BR
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.09.2022 __
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.
This application has been recommended for approval for the following reason. The proposal is considered to comply with Housing Policy 15 of the Isle of Man Strategic Plan 2016 and is therefore acceptable.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 22nd July 2022; o Drawing No. 2006/01 o Drawing No. 2006/02 o Drawing No. 2006/03 o Drawing No. 2006/04
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Ash Lodge which is a large traditional dwelling situated to the South West of Patrick Road. The property is situated is approximately 7 acres of which most is woodland.
THE PROPOSAL
2.1 The current planning application seeks approval for but not exclusive to the following;
PLANNING HISTORY
3.1 There is one previous application which is relevant in the assessment of this application which is PA35436 and was for "Alteration and extensions to provide additional living accommodation," which was permitted.
3.2 There have been several alterations to the property which have not been awarded planning permission which are, the balcony to first floor level, the alteration of several windows to doors and the addition of two doors to ground floor level to name a few.
PLANNING POLICY
4.1 The site lies within an area zoned with an "Area of Private Woodland or Parkland" on the 1982 Development Plan, South Map. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 Given the nature of the application and the land designation Housing Policy 15 is the key policy and seeks that extensions or alterations to traditionally styled properties in the countryside will only be approved where they 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.
4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing
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dwellings and Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
4.5 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.
REPRESENTATIONS
5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (04.09.22)
5.3 Patrick Commissioners have considered the proposal and state they have no objection. (19.09.22)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE OF DESIGN/IMPACT
6.2.1 The site is not designated for development, nor does the proposal meet the expectation criteria in General Policy 3. However, Housing Policy 15 and its supporting text clearly allows for residential extensions in the countryside where they would not detract from the countryside, in the case of the extension of traditionally styled properties this means that they must respect the proportion, form and appearance of the existing property.
6.2.2 Over time it can be seen that the existing dwelling has already been subject to previous extensions and alterations, as such it is important to ensure that any further extensions do not result in any harm to the traditional character of the original dwelling which is ultimately to be preserved through Housing Policy 15.
6.2.3 In terms of floorspace, the existing dwelling has already been awarded a large extension to the rear elevation, which would have taken up the 50% of the existing dwelling. Whilst this undoubtedly means the proposal will be over the 50% of the original property, the proposed single storey extension and alterations do not detract from the character of the original dwelling. The property remains traditional in character and appearance with the works given their size, scale and design matching the already existing dwelling which overall lessens any impact the proposed works would have on the streetscene.
6.3 CHARACTER AND APPEARANCE
6.3.1 The proposed property whilst originally traditional in form has over time had several non- traditional extensions and elements attached to it. The proposed works are not traditional in nature. The balcony and ground floor extension whilst attached to the main traditional form
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should not detract the main property from its traditional for. As such the proposed works should not impact the character and appearance of the dwelling.
6.4 IMPACT ON NEIGHBOURS
6.4.1 The proposed property is situated within its own grounds, of which the closest neighbour to the works is "Ballaquayle Farm", that is situated approximately 123m away to the West of the property. As such it is not considered that there are any concerns in relation to the impact on neighbouring properties in terms of loss of outlook or overlooking that would justify a refusal.
6.5 OTHER MATTERS
6.5.1 Turning towards the works which have been done without the benefit of Planning Permission, the proposal within this application encompasses the balcony works, and window alterations to the ground and first floor and whilst the other works are not encompassed within the works of this application, as stated above the proposal is not impacting neighbouring amenity and due to where the proposed the works are situated, they should not add an additional impact upon the main dwelling or assist in the dwelling having more of an impact within the overall streetscene. As such these works are deemed acceptable.
6.5.2 The proposed works are extensions and alterations to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire. The proposal whilst increasing the floor area it is expected that any water run-off will be dealt with as per the existing arrangement of the main dwelling.
CONCLUSION
7.1 The proposed extension is acceptable and complies with Housing Policy 15 of the IOM Strategic Plan 2016 and is recommended for approval.
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 __
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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: 15.09.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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