**Document:** Planning Officer Report **Application:** 12/00957/B — Erection of a sun room extension **Decision:** Permitted **Decision Date:** 2012-10-15 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3082-santon-valley-crest-main-road-extension/documents/1275726 --- # Planning Officer Report Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### Introduction 1. This application seeks permission for the erection of a sun room extension to a property in an Area of High Landscape or Coastal Value and Scenic Significance. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan. ### The Site 2. The application site is the curtilage of Valley Crest, Main Road, Santon which is a two storey detached dwelling situated to the northern side of the highway. There is a large garden area to the front of the property with parking and manoeuvring to the side, there is also a coach house at the end of the driveway which provides storage for the applicants business. ### The Proposal 3. The application seeks approval for the erection of a sun room extension which would measure approximately 49sqm. The extension would be off the side elevation and would wrap around to the rear and would adjoin the side elevation of the existing utility room. The sun room would have a flat roof with parapet coping with a central roof lantern, there would be railings constructed along the edge of the roof to provide security. The roof would be accessed from one of the first floor rooms via a door which would be created in the existing window opening. The sun room extension would be finished with smooth painted render with face brick lintels and quoins. There would be patio doors in the rear elevation and a set of patio doors in the side elevation. There would also be windows in the front and side elevations. The front elevation would have stone cladding to match the existing dwelling. ### Planning History 4. There was an application is 2003 PA 03/01333/B for the change of use of the coach house to a storage facility for the applicant's business. This application was permitted. 5. There are also two other applications which are currently being considered, PA 12/00958/B which is for the erection of a detached garage with gymnasium above. The other application PA 12/01219/C is for the additional use of the ground floor of the dwelling as office accommodation (retrospective). No decision has been made on either application. [Table omitted in markdown export] ## Development Plan Policies 6. The application site is in an area zoned as "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. It is appropriate to consider Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan (20th June 2007). 7. Environment Policy 2 The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local Plan and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential. 8. Housing Policy 15 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 well permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally). ## Consultations 9. Highways Division do not oppose as it has no traffic management, parking or road safety implications. 10. Santon Commissioners have not commented ## Assessment 11. The existing dwelling is a fairly traditional property of Manx Stone construction, three storey in height with three dormers and has a symmetrical frontage. 12. The application seeks approval for an extension to a traditionally styled property in the countryside and therefore Housing Policy 15 is relevant in the assessment of the application. Housing Policy 15 allows for the extension of properties in the countryside where they respect the proportion, form and appearance of the dwelling. Under Housing Policy 15 only exceptionally well permission be granted for extensions which measure more than 50%. 13. The existing floor space measures approximately 236.44sqm over the three floors. 50% of the existing floor space is approximately 118.22sqm. The proposed extension would measure approximately 55.34sqm. This is under the 50% of the existing floor space. 14. The size is not the only consideration in the assessment of the application; it is also relevant to consider the proportion, form and appearance of the proposed extension. 15. The single storey extension would appear subordinate to the main dwelling; the front elevation would be clad in stone to match the main dwelling. Whilst it would be preferable for all the walls to be finished with the stonework, the side and rear elevations are not highly visible from the main public thoroughfares. 16. Overall the scale, form and design would respect the existing dwelling and would not adversely affect the character and appearance of the property or surrounding are in general. 17. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status 18. The local authority, Santon Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 19. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 09.10.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This permission relates to the erection of a sun room extension as shown in drawings 57.2.1, 57.2.2, 57.2, 57.2.3, 57.2.4, 57.2.5, 57.2.6, 57.2.10 and 57.2.11 received 29th June 2012 and 57.2.7 Rev A received 10th September 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 9/10/12 ### Determining officer (delete as appropriate) Signed: G. H. H. Anthony Holmes 9 October 2012 12/00957/B Signed: Sarah Corlett [Table omitted in markdown export] --- *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/3082-santon-valley-crest-main-road-extension/documents/1275726*