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22/00965/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00965/B Applicant : Mr & Mrs Paul Hotchkiss Proposal : Erection of double garage to side elevation with roof terrace, erection of front porch and the installation of replacement windows and bi-fold door to rear projection Site Address : Cooil Shellagh Douglas Road Kirk Michael Isle Of Man IM6 1AU
Planning Officer: Mr Toby Cowell Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.10.2022 __
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 in respect of type, size, colour, coursing, profile and texture.
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 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. The proposed extensions are acceptable in terms of their form, mass and design by providing a suitable additions to an existing residential property in the countryside. The development is
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therefore in compliance with General Policy 2 and Housing Policy 15 of the Strategic Plan (2016).
Plans/Drawings/Information;
This decision relates to the following plans and drawings; 1400 01, 20 1400 02, 20 1400 RS 03, 20 1400 RS 04, 20 1400 RS 05, 20 1400 RS 06, 20 1400 RS 07, 20 1400 RS 08 and 20 1400 RS 09, all received 08.08.22. __
Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE SITE 1.1 The site comprises the residential curtilage of Cooil Shellagh, a detached property which sits within a small courtyard of buildings to the west of the A3 TT Course as it approaches Kirk Michael. The group of buildings in which the dwelling sits includes a modern sheeted agricultural building which sits behind a stone barn that has been converted to holiday accommodation in the form of four units (PA 01/02108/B). The group is situated some 300m from the main highway, whilst being general isolated and such that it is not proximity to any further surroundings dwellings.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the erection of a single storey side extension (south- eastern elevation) to facilitate a double garage with a storage area and open flat roof terrace above. The most eastern section of the garage would include a gable ended dual-pitched roof, however the western element connecting to the existing dwelling would incorporate a roof terrace with a clear distinction in ridge height. The proposals further include an extended roof overhang from the garage to the eastern section of the existing dwelling, incorporating a new porch on the north-eastern elevation.
2.2 The proposals are broadly similar to the most recent permission for the property (PA 20/01229/B), albeit within an enlarged double garage of a greater depth, and the addition of the storage area and roof terrace above. The current proposals have however omitted the flat roof glazed rear extension to facilitate a new kitchen and dining area. The current scheme, whilst incorporating an enlarged double garage, ultimately represents a significant reduction in floor area relative to the most recent permission which remains extant.
3.0 PLANNING HISTORY 3.2 04/02509/B - Alterations and extension to create additional living accommodation. Approved.
3.3 20/01229/B - Erection of extension to provide garage and living accommodation. Approved.
4.0 PLANNING POLICY 4.1 The application site is identified on the 1982 Development Plan as 'white land' and within an area of countryside that is not designated for development, but falling within an Area of High Landscape Value .The site is not within a Conservation Area or an area at risk of flooding.
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4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact
Spatial Policy 5 Development in the countryside will only be permitted in accordance with General Policy 3
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside 2 Protection of Areas of High Landscape Value
Housing Policy 15 Extension or alteration to traditional styled properties in the countryside
Community Policy 7 Designing out criminal and anti-social behaviour 11 Prevention for the outbreak and spread of fire
Infrastructure Policy 5 Water conservation and management
4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Michael District Commissioners - no comments received at the time of writing. 5.2 Highways Services do not object (19.08.22)
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows:
6.2 PRINCIPLE 6.2.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. Housing Policy 15 and its supporting text do however include provision for extensions to traditional styled dwellings within the countryside, provided such additions respect the form and appearance of the existing property. Only exceptionally will extensions be granted measuring more than 50% of the existing building in terms of floor space.
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6.2.3 Planning permission has already been granted for broadly similar extensions to the existing property, which amounted to an increase of floor area over and above the existing building by about 61%, which remains extant. The current proposals, which omit the flat roofed rear extension, represent a clear significant reduction in floor area. Likewise, whilst matters relating to design are covered in the following sections of this report, the general footprint, form and scale of the proposed extensions/alterations are considered to be acceptable in the context of the existing dwelling and such that the impact of the development upon the wider streetscene/visual amenities of the locality would be minimal. Consequently, the principle of development is deemed acceptable.
6.3 DESIGN AND VISUAL IMPACT 6.3.1 The scale and footprint of the proposed garage extension is considered to be proportionate to the existing dwelling and broadly similar to the extant permission. Likewise, the marginal uplift in floor area for the garage is considered to be minimal, with the design and form of the extension considered to be in keeping with the vernacular of the existing property. Whilst the change in ridge height with the inclusion of the roof terrace is somewhat unconventional, it would provide a degree of interest and functionality to the property which would not detract or degrade its existing character of appearance.
6.3.2 Moreover, the extended roof overhang on the front and rear elevations would further complete the alterations to the property and positively enhance its character, whilst successfully linking the garage extension to the principal property.
6.3.3 The proposed extensions and alterations to the existing dwelling are therefore considered to be acceptable and such that they would improve the general appearance of the property, to the benefit of its character. The proposals are therefore compliant with General Policy 2, (b) and (c).
6.4 OTHER MATTERS 6.4.1 The proposed works comprise extensions to an existing dwelling, and therefore the proposals are not expected to create any changes or new issues in respect of criminal actively or spread of fire. Whilst the proposals will be increasing the overall floor space, the applicant has stated within the application form that any water run-off will be dealt with as per the existing soakaways and therefore no concerns are raised in this regard. Whilst the proposed works are increasing the property, it is not expected that the water usage of the dwelling will materially increase, therefore there are no new issues in this respect.
7.0 CONCLUSION 7.1 The proposed extensions are acceptable in terms of their form, mass and design by providing a suitable additions to an existing residential property in the countryside. The development is therefore in compliance with General Policy 2 and Housing Policy 15 of the Strategic Plan (2016), and recommended for approval.
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
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(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 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: 19.10.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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