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22/01470/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01470/B Applicant : Mr Keith Hoyes Proposal : Refurbishment, partial demolition of exisitng extension and erection of a new single-storey extension Site Address : Thie Dhorlish Rhenab Road Cornaa Ramsey Isle Of Man IM7 1EL
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.03.2023 __
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.
C 2. 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.
C 3. No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
Reason: To provide adequate safeguards for the bats.
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This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2, General Policy 3, Environment Policy 2, Housing Policy 15 of the Strategic Plan and Policy 3 and 5 of the Planning Circular 3/91.
Plans/Drawings/Information;
This approval relates to the documents, door and windows details and drawing no. TD-01, TD- 02, TD-03, TD-04, TD-05 which have been received on 29th November 2022 and drawing no. TD-06A, TD-07A which have been received on 22nd February 2023. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Owners/Occupiers of Croit-Ny-Meagh, Rhenab Road, Glen Mona, Ramsey
as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy. __
Officer’s Report
1.0 THE SITE 1.1 The site is Thie Dhorlish, Rhenab Road, Cornaa, Ramsey, a two-storey detached dwelling located on the east of Rhenab Road.
1.2 The house is of traditional Manx countryside dwelling character. It consists of a two- storey pitched-roof main dwelling, a single-storey pitched-roof porch, a single-storey mono- pitched-roof extension on the rear elevation and a single-storey mono-pitched-roof porch rear extension on the rear extension.
1.3 There is a mono-pitched roof garage on the west corner of the site.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of most parts of the rear extensions and the erection of a single-storey pitched-roof rear extension.
2.2 The proposed extension will project out of the south elevation of the main dwelling. It will have a bi-fold door on the rear elevation and on the south elevation. The front elevation will be a blank wall.
3.0 PLANNING HISTORY 3.1 Approval in principle to build a replacement three bedroom two story house with a separate garage and workshop was REFUSED under PA 22/00618/A. The reason for refusal was "failing to comply with General Policy 3 and Housing Policy 12 of the IOM Strategic Plan 2016."
4.0 PLANNING POLICY Site Specific 4.1 The site is not within an area with a specific land use designation in the 1982 Development Plan, meaning it is considered to be part of the countryside.
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4.2 The site is within an Area of High Landscape or Coastal Value and Scenic Significance (AHLV).
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 5 o General Policy 2 (b) (c) (g) (m) (n) o General Policy 3 o Paragraph 4.3.11 o Environment Policy 1, 2 o Housing Policy 15 o Community Policy 7, 10 o Infrastructure Policy 5
PPS and NPD 4.4 Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside provides a standard for typical housing developments in rural areas:
4.5 Policy 3 states: "... Extensions to existing buildings should maintain the character of the original form."
4.6 Policy 5 states: "Doors and windows together with their size and relationship with each other and the wall face should follow traditional rural forms."
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. o Section 4.6 Rear Extension o Section 4.7 Flat Roof Extension o Section 4.11 Roof Terraces, Balconies, Decking and Patios o Chapter 5 o Chapter 7
6.0 REPRESENTATIONS 6.1 Clerk Garff Commissioners has not commented at the time of the report (03.01.2022).
6.2 DoI Highway Services states there is no highway interest in this application. (14.12.2021).
6.3 DEFA Ecosystem Policy Team wrote in requesting a bat survey (20.12.2022).
6.4 Owners/Occupiers of Croit-Ny-Meagh, Rhenab Road, Glen Mona, Ramsey wrote in favour of the application. The comment states that the undermanagement of the site has negative impact on the their property so any proposal that attemp to rehabilite the site is welcomed by them.
7.0 ASSESSMENT 7.1 The key considerations of this application are the principle of the Development, its impact on the house itself, on the character and street scene of the area, on the amenities of the neighbours and on wildlife.
Principal of the Development
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7.2 Although the site is within the countryside, and General Policy 3 discourages development in the countryside, it is a dwelling and their extensions are still permitted based on the quality of design under Housing Policy 15. Therefore, having a design that respects the character of the countryside would be the determining factor of this application. Given the location of the site within an AHLV, consideration of visual/landscape impacts in relation to Environment Policy 2 is also a key consideration.
7.3 As a traditional dwelling, Housing Policy 15 states that the extension should be no bigger than 50% of the existing building. Since the proposal fit within this restriction, the extension would be acceptable if it respects the proportion, form and appearance of the existing cottage.
Design of the House Itself 7.4 The rear extension is designed in a similar style as the main dwelling, except for the bi- fold doors. The large-pane bi-fold doors and glass screens do not match the proportion of the window panes or the traditional windows. However, given the extension has a similar apperance with the main dwelling in general, these bi-fold doors distinct th extension from its original dwelling. Therefore, it is considered that the proposal respects the form and appearance of the existing cottage.
Character and Landscape 7.4 The south elevation of the proposal would be partially visible from the road, despite the obstructed sightline from the existing garage. As mentioned in section 7.4, the bi-fold door would stand out from the traditional design of the cottage and its rural setting but is not considered to have negative impact on the appearance of the house. Therefore, it is considered that the proposal would not negatively impact the character of the building group as well as the landscape of the area.
Neighbouring Amenities 7.5 The extension is single-storey and passes the "45-degree Approach". Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.6 There is no property within 20m of the proposal. Therefore, there is no concern for overlooking.
Wildlife 7.7 As the application is recommended for an approval, a bat survey would be conditoned.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, General Policy 3, Environment Policy 2, Housing Policy 15 of the Strategic Plan and Policy 3 and 5 of the Planning Circular 3/91. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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: 17.03.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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