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22/01467/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01467/B Applicant : Mr Peter & Mrs Gail Curphey Proposal : Proposed alterations to kitchen and porch Site Address : The Glaicke Glen Road Ballaugh Isle Of Man IM7 5JG
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.02.2023 __
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 proposed development is considered to amount to an appropriate extension to a traditional styled property in the countryside, which would represent a more sympathetic form of design and form relative to the present situation, without detriment to the character and appearance of the immediate streetscene or wider landscape. The proposals are therefore deemed compliant with General Policy 2, Housing Policy 15, and Environment Policy 1 of the Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to drawing number 1032.01D, received 01.12.22. __
Interested Person Status - Additional Persons
None. __
Officer’s Report
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22/01467/B Page 2 of 4
1.0 THE SITE 1.1 The site relates to the detached property and residential curtilage of The Glaicke, a traditional styled Manx cottage finished in pebbledash render, the presence of which is noted on historic mapping from the 1860s. The wider site also includes an historic barn to the immediate south of the dwellinghouse which has recently been granted planning permission for conversion to ancillary accommodation and tourist accommodation.
1.2 The site is located on the western side of the Ballaugh Glen Road and approximately 390m to the south of Ballaugh's village centre. A narrow watercourse runs parallel to the site to the west, with the shared access to the site off the main road extending westward towards a collection of former barns since converted to residential use.
1.3 The property is currently served by a small flat roofed porch on the southern elevation, with a section of wall noted adjacent to the highway and the site's gated access, which is also set flush with the dwelling's eastern elevation.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the erection of an 'L-shaped' single storey extension to replace the existing flat roofed porch off the property's southern elevation, incorporating a mono-pitched roof. The roof pitched would effectively constitute a continuation of the dwelling's rear (southern) sloping cat slide roof, albeit comprising a more gently sloping acute pitch. The extension would vary in depth between 2m and 3.7m, and facilitate an enlarged kitchen and a new porch. The existing wall would be removed and replaced with the eastern elevation of the proposed kitchen extension.
2.2 The extension would be finished in matching materials to the existing property, and include 2 no. matching windows on the southern elevation, a further window on the western elevation and a doorway into the porch on the eastern elevation, with 2 no. rooflights on the slope.
3.0 PLANNING HISTORY 3.1 22/00935/B - Barn Conversion to provide ancillary accommodation and tourist accommodation (class 3.6) - Permitted
3.2 04/00725/B - Erection of a replacement conservatory on side elevation - Permitted
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. The site is not within a Conservation Area, however the very western portion of the site adjacent to the watercourse falls within an area at High Risk of flooding. The eastern portion of the site however, which includes the dwelling itself and the location of the proposed extension, does not.
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
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22/01467/B Page 3 of 4
2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside
Housing Policy 15 Extension or alteration to traditional styled properties in the countryside
4.3 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 Ballaugh Parish Commissioners - no objection (23.12.22)
5.2 Highways Services - consider that the proposals would have no significant negative impact upon highway safety, network functionality and /or parking (09.12.22)
5.3 DEFA Fisheries - no objection (09.12.22)
5.4 Tree officer - no comments received at the time of writing.
5.5 Manx Utilities Authority - no comments received at the time of writing.
5.6 Flood Risk Management - - no comments received at the time of writing.
6.0 ASSESSMENT 6.1 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 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 floorspace.
6.2 The proposals amount to a moderate extension, both in terms of footprint and scale, which would appear clearly subordinate and ancillary to the host dwelling, whilst evidently well below an uplift of 50% in floor area. The extension would replace the existing porch on the southern elevation, the flat roof of which is not particularly sympathetic to the existing dwelling. By contrast, the proposals would assimilate more successfully to the host property, not only in terms of external materials but also the roof pitch and window styles.
6.3 Whilst representing a moderate uplift in floor area and being marginally more prominent in the context of the existing streetscene, the proposals are considered to represent good design and such that it would not appear overdominant or unduly intrusive in the context of the adjacent highway or wider landscape setting to the east. The proposals are therefore considered to be acceptable from a design and visual impact perspective, in compliance with General Policy (b) & (c) of the Strategic Plan 2016.
6.4 No concerns are raised over the impact of the extensions upon the amenities of surrounding residential properties, particularly given the siting of the extension on the eastern side of the dwelling away from adjacent residential uses further west, its intended use and modest scale. The proposals would therefore be further compliant with General Policy 2 (g).
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22/01467/B Page 4 of 4
6.5 No objections have been raised by Highways Services, with the existing vehicular site access to remain unaltered.
7.0 CONCLUSION 7.1 The proposed development is considered to amount to an appropriate extension to a traditional styled property in the countryside, which would represent a more sympathetic form of design and form relative to the present situation, without detriment to the character and appearance of the immediate streetscene or wider landscape. The proposals are therefore deemed compliant with General Policy 2, Housing Policy 15, and Environment Policy 1 of the Strategic Plan (2016). The application is therefore 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 (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: 03.02.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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