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The application site is the curtilage of Cronk Moar House, Main Road, Dalby, Patrick. The property is a detached cottage set close to the road side. Access to the site is via an opening in the boundary hedge located at the eastern end of the frontage.
This application seeks approval for alterations, the erection of a first floor extension and the construction of a detached garage with store above.
The original proposal has been modified following discussions between the planning officer and the applicant's agent. The red line has been amended to accurately reflect the residential curtilage of the property and the proposal to replace the existing front door with a window has been omitted.
The proposal would see the existing single storey section extended upwards to create additional living accommodation. The existing extensions on the north eastern elevation would be altered with the roof height being reduced and an existing set of metal outside steps would be removed and replaced
with a new timber staircase situated at the rear. The ground level between the driveway and the dwelling would be reduced and a new roadside boundary hedge would be created.
A garage would be constructed at the north eastern side of the site. This would be built so as to be set down into the bank. It would have a store within the roof space.
The application site is located within an area identified as being of High Landscape Value and Scenic Significance by the 1982 Development Order. Within the Isle of Man Strategic Plan, the following policy is judged to be relevant:
Housing Policy 15, which states:
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these 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 (measured externally)."
The following previous planning applications are considered relevant in the assessment and determination of this application:
04/00766/B - Alterations and extensions to main dwelling, creation of a new vehicular access and garage and rebuilding of workshops on opposite side of road. Permitted.
04/02507/B - Demolition and rebuilding of single storey part of dwelling. Permitted.
The Highways Division of the Department of Infrastructure does not oppose this application. Patrick Parish Commissioners have not commented on this application.
As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property.
The property has been the subject of previous alterations. The single storey section was demolished and rebuilt on the same foot and extensions were added on the other side. The current proposal would add to the floor area of the house by extending above the single storey section. Alterations would also take place to the previous extensions whereby the height would be lowered.
Both the new extension and the amended extension would have a lower ridge height than that of the main house which would serve to preserve its character and its importance as the original cottage. It is judged that the design of the new extension would be acceptable and that the works to the existing extension would be a benefit to the property and the surrounding area.
The floor area increase proposed would equate to 49% of the existing (the existing single storey section has been taken as being part of the original building as it was a direct replacement for an original part of the building.
The removal of the external staircase would also bring benefits to the appearance of the building and the reduction in the level of the driveway would assist in screening vehicles that are parked on the driveway.
The garage would be slightly taller than a typical garage due to the inclusion of a storage area within the eaves. However this would be mitigated by the fact that the structure would be set into the ground. It is judged that this aspect of the scheme is acceptable.
In conclusion, the proposal is judged to be compliant with the objections of HP14 and accordingly it is recommended that the application be permitted.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Patrick Parish Commissioners
Accordingly the following parties are not granted Interested Party Status:
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 14.07.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to alterations and extension to dwelling and erection of detached garage with driveway alterations, Cronk Moar House, Dalby, Patrick as shown by Site, 6.1.11, 7.2.11, 22..4.11 and 29.5.11 all received 28th April 2011 and 21.3.11. REV A and Location Plan received 20th June 2011.
C 3. The first floor of the approved garage may be used only for domestic storage incidental to the use and enjoyment of Cronk Moar House, Dalby.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted Date : 15 July 2011
Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Senior Planning Officer
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