**Document:** Officer Report **Application:** 17/00605/B — Alterations, erection of extension and driveway amendments **Decision:** Permitted **Decision Date:** 2017-08-04 **Parish:** Patrick **Document Type:** report / officer_report **Source:** https://planningportal.im/a/22299-patrick-glenaspet-road-st-johns-alterations-erection-extension/documents/1021498 --- # Officer Report **Application No.:** 17/00605/B **Applicant:** Rockford Properties Ltd **Proposal:** Alterations, erection of extension and driveway amendments **Site Address:** Glenaspet Patrick Road St Johns Isle Of Man IM4 3BP Case Officer : Miss S E Corlett **Photo Taken:** 21.06.2017 **Site Visit:** 21.06.2017 **Expected Decision Level:** Officer Delegation Officer’s Report THE SITE 1.1 The site is the curtilage of a large house which sits on the southern side of the A30 Patrick Road which links St. John's with the hamlet of Patrick. The house is some distance - 150m - from the road and accessed via a long driveway which curves around Elm Lodge and Rose Dene, two existing, detached dwellings which sit fronting onto the road and the former of which is owned by the applicant. - 1.2 Glenaspet is generally not publicly visible, being screened by existing trees which surround the site, despite being a sizeable dwelling with a number of outbuildings around it. Whilst the area edged red is described in the application as residential, in fact, only part of this is - that to the north which is managed with carefully positioned trees and presently used for the grazing of horses. The area to the south is unmanaged scrubland. - 1.3 The site is heavily treed with a very large beech tree situated to the rear of the main house. There are outbuildings at the rear of the main house which look to be partly occupied. THE PROPOSAL 2.1 Proposed are alterations and extensions to the property and to the driveway. - 2.2 The extensions are relatively modest in comparison to the size of the dwelling - the front porch will be extended forwards by 3m, replicating the form of the existing projection but built of glazing in an oak frame. This extends almost the full height of the building, as does the existing. Also proposed is a rearward extension of the existing kitchen by 5m providing a glazed sunroom with an oak framed construction. - 2.3 The alterations include the installation of patio doors on the front elevation replacing a single glazed door and window, the installation of two small pitched roof dormer windows in the front pitch and the installation of patio doors on the front of the left hand side annex to the front, main core. - 2.4 The alterations to the driveway are contained to a small area to the front of the house, providing a spur off the existing driveway and a turning circle with a central feature which is not specified. This necessitates the removal of a number of shrubs. - 2.5 Following discussion with the Arboricultural Officer of DEFA, the scheme has been amended to clarify that the large beech tree will be removed to facilitate the development and mitigation planting of Amanagawa (Japanese flowering cherry - an upright blossoming tree) and two oaks along with an evergreen hedge introduced between the rear garden and the side of the unit behind. ## PLANNING POLICY 3.1 The site lies within an area of High Landscape Value and Scenic Significance not designated for a particular purpose. There is a presumption against development in such areas as set out in General Policy 3 and Environment Policies 1 and 2. Housing Policy 15 sets out provisions and guidance for the extension of dwellings in the countryside where the site is not designated for development. This says the following: 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). 3.2 The extensions proposed here represent only 6.5% of the overall floor area although the impact of the extensions, particularly the front porch will have a disproportionately greater impact on the appearance and character of the property. PLANNING HISTORY 4.1 The property had approval under 07/01727/B for alterations which added 65% to the floor area but with only a slight increase (3m) to the length of the principal elevation and with no increase in the height of the building. The existing windows were also to be replaced with sliding sashes. This was not implemented. - 4.2 Prior to that, two applications had been approved which replaced the windows (96/00736/B) and altered the rear pitch and re-finished it in artificial slate (99/01933/B). REPRESENTATIONS 5.1 Highway Services indicate that they do not oppose the application (27.06.17). - 5.2 Patrick Parish Commissioners had no objection to the original plans (11.07.17) and seek a deferral until 14.08.17 when they will comment on the amended plans. The expiry for comment on these was 26th July, 2017. ASSESSMENT 6.1 The proposal clearly complies with the quantitative requirements of HP 15, the extensions being only a modest proportion of the existing floor area. Whilst the oak framed glazing is not already found on the property, it is considered to be an appropriate form of extension which will add interest to a building which has already been extended and altered over time, particularly at the rear which now has the appearance of a very modern property. - 6.2 The proposals to alter the driveway will have little impact on the appearance and character of the property or the site and will introduce a feature perhaps expected of a dwelling of this size in these grounds. - 6.3 The loss of the beech tree is regrettable, particularly as the property could have been extended in a different way to avoid this impact. However, the tree is not publicly visible nor of a status to warrant Registration on its own and there is no objection to its loss from DEFA's Arboricultural Officer. The introduction of a number of additional trees at the rear which in time will have as great in quantity an impact as the existing beech. - 6.4 The proposed scheme is considered to have no adverse impacts on a property which is well hidden from the public gaze and as such is recommended for approval. INTERESTED PERSON STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) Highway Services Division of Department of Infrastructure 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: 31.07.2017 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. - C 2. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the rear extension, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: the landscaping of the site is an integral part of the scheme and must be implemented as approved. This approval relates to drawings 17/2602/06A received on 6th July, 2017 and 17/2602/01, 17/2602/02, 17/2602/03, 17/2602/04A and 17/2602/05A all received on 1st June, 2017. 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 : 03.08.2017 Determining officer Signed : S BUTLER Stephen Butler 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/22299-patrick-glenaspet-road-st-johns-alterations-erection-extension/documents/1021498*