**Document:** Officer Report **Application:** 16/00134/B — Erection of an extension to side elevation of dwelling (amendment to PA 12/00696/B) **Decision:** Permitted **Decision Date:** 2016-03-09 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/21608-lezayre-suncot-aust-corner-extension-dwelling/documents/1014779 --- # Officer Report **Application No.:** 16/00134/B **Applicant:** Mr John Kneale **Proposal:** Erection of an extension to side elevation of dwelling (amendment to PA 12/00696/B) **Site Address:** Suncot Aust Corner Andreas Road Aust Ramsey Isle of Man IM7 4EQ Case Officer : Mr Chris Balmer **Photo Taken:** 16.02.2016 **Site Visit:** 16.02.2016 **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of detached single storey dwelling with living space in the roof, on Aust Corner, just off Andreas Road in Lezayre. The site is located in the open countryside between Ramsey and Andreas. It is one of two dwellings grouped together. The application site is bordered by the other detached single storey dwelling on its north west facing side elevation, whilst the south east facing side boundary is bordered by a field. 2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of an extension to side elevation of dwelling (amendment to PA 12/00696/B). The proposal would be set 13.4 metres back from the building line of the existing front elevation. The extension will extend 5.5 metres from side elevation of the dwelling and be 5.9 metres in depth. The extension will have a ridge height of 4.5 metres with an eaves height of approximately 2.6 metres from ground level, with a pitched concrete tiled roof above, the roof height will be no higher than the existing. - 2.2 The roof of the extension has a gable end that faces the adjacent field, in which the applicant proposes to include a set of bi-folding doors and windows above it to mirror the shape of the roof pitch. A set of 4 conjoined top opening casement windows with a combined width of approximately 4.4 metres will be installed on the front elevation of extension with the same scale windows installed on the rear elevation facing the rear garden. Two 900mm square velux roof lights will be installed on the front-facing mono-pitch and the same on the rear-facing mono-pitch. The extension will be finished in a render to match the existing. - 2.3 It should be noted the proposed works are almost identical to the previously approved scheme. The differences relates to the increased in the width of glazing within all of the extensions. A flue is also proposed to the rear elevation. 3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications, of which the following are considered specifically material to the assessment of this current planning application: - 3.2 Erection of an extension to dwelling - 12/00696/B - APPROVED 3.3 Alterations and extensions to dwelling -- 95/01697/B - APPROVED - 3.4 Internal alterations and installation of two dormer windows - 84/01049/B - APPROVED 4.0 PLANNING POLICY - 4.1 In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is identified as 'white lane' not designated for development. - 4.2 Due to the land designation of the site and the proposed works the following planning policies are relevant in the determination of the application:- - 4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.4 Housing Policy 16 states: ''The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public''. 5.0 REPRESENTATIONS - 5.1 Highway Services do not oppose (received on 16.02.2016). - 5.2 Lezayre Parish Commissioners recommend an approval (received on 04.03.2016). 6.0 ASSESSMENT 6.1 It is considered that the existing dwelling is not traditional and as such, the fundamental issue to address, given the location and age of the dwelling, is whether the proposed extension would increase the impact of the dwelling as viewed from the public highway. 6.1 In terms of siting, the front elevation of the extension will be set back approximately 33 metres from the edge of Andreas Road, and approximately 13.4 metres back from the building line of the front elevation. As such, whilst also taking into account the mature trees boundary treatment along Andreas Road when approaching the site from Ramsey, and the boundary treatment dividing the application property and the adjacent property, the extension would be visible from the road although it would only be generally noticeable when one stops directly outside the entrance to the site. - 6.2 In terms of scale, the proposed extension would constitute an increase in the existing ground floor area by around 22% and this excludes the existing accommodation in the roofspace. The extension is lower in height than the building to which it would be attached and the design of the extension is not considered to have an adverse impact on the private amenity of the neighbouring dwelling given that no apertures would directly face it: the large bi-folding doors and window are not considered to have an adverse impact either given that they face an unoccupied field. The windows on the front and rear elevations are set sufficiently within the boundary of the site to enable the residents of the application property to retain adequate privacy. In terms of the form of the proposed extension, it is not considered the scale and finish are unacceptable. - 6.3 Overall, whilst the proposal would increase the mass of the dwelling in its entirety, on balance, this concern is offset by the siting of the extension away from prominent public view on Andreas Road, and its design that respects the existing character of the dwelling. It is not considered that the extension will increase the impact of the dwelling, on the basis that it would be unreasonable to refuse the application on the basis that the extension could be seen if looking directly through the site access, given the bend in the Andreas Road to the front and speed of traffic travelling along it. As such, it is considered the proposal complies with the provisions of Housing Policy 16 Environment Policy 1 and is therefore acceptable. 7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. 8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; - (d) The Highways Division of the Department; and - (e) The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 07.03.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to drawings reference numbers PD 001, PD 002, PD 003, PD 004, PD 005 and PD 006 all received on 8th February 2016. I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 07.03.2016 Determining officer Signed : J CHANCE Jennifer Chance Head of Development Management ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/21608-lezayre-suncot-aust-corner-extension-dwelling/documents/1014779*