**Document:** Planning Officer Report Recommendations **Application:** 13/00039/B — Erection of a replacement dwelling (Amendments to PA/11/00568/REM) **Decision:** Permitted **Decision Date:** 2013-03-12 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3881-andreas-greenhill-replacement-dwelling/documents/1287478 --- # Planning Officer Report Recommendations ### Officer's Report [Table omitted in markdown export] THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND THE PREVIOUS PLANNING APPLICATION WAS DETERMINED BY THE PLANNING COMMITTEE ### The Application Site 1. The application site is the residential curtilage of Greenhill, a two storey detached property currently under construction sited on the western side of the A14 Jurby Road, St Jude's. 2. The application dwelling main body has been constructed and there exists permission for a detached garage which is the subject of a separate planning application as amendments have been made to the size of the proposal. The approved dwelling represents a traditional two storey Manx farmhouse. 3. The surrounding area is characterised by sparsely distributed detached dwellings and established farm holdings. The dwellings within the immediate area are primarily sited back from the highway and screened by natural vegetation and belts of trees. ### The Proposal 1. This current planning application seeks the approval for the erection of an extension to the south west elevation of the main dwellinghouse currently under construction, approved under PA 11/00568/REM. 2. The proposed extension would project just less than 5.2 metres from the main dwelling and would have a width of just less than 4.2 metres. The proposed extension would have a height of 3.7 metres with a maximum height of 4.2 metres including the roof lantern. Overall the proposed extension would have a floor space of 22 square metres. 3. The proposed extension would be finished in a smooth plain render with the roof finished in dark blue/grey natural roof slates. The proposed new extension would have traditional style white UPVC framed double glazed sliding sash units throughout. ### Planning History 4. The application site has been the subject of two previous planning applications and is the subject of two current planning applications, all of which are considered specifically material the assessment of this planning application: PA 13/00109/B: Erection of stables. This application is currently under consideration. PA 13/00041/B: Erection of a detached 4 car garage to replace approved 3 car garage (PA 11/00568/REM). This application is currently under consideration. PA 11/00568/REM: Reserved Matters Application for erection of replacement dwelling with detached garage. This previous planning application was determined at Planning Committee as the proposed dwelling represented an increase of over than the existing dwelling on site. The planning application was permitted subject to seven conditions; two which were standard planning conditions with the remaining 5 conditions relating to landscaping works, demolition of the existing dwelling, required parking and turning area, the use of the proposed garage and finally the submission of a method statement relating to the protection of trees and wildlife that are within the site. The conditions relating to the parking and turning area and submission of a method statement were prior to the commencement of works conditions and were satisfied and discharged on 16th January 2012. PA 08/02182/A: Approval in principle for the demolition of existing dwelling and barn and erection of a replacement dwelling with detached garage/store. This previous planning application was permitted. ## Planning Policy 5. The application site is within an area recognised as being an area of Woodland not zoned for development, under the Isle of Man Development Plan Order 1982. 6. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application: General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Housing Policy 14 states: "Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area(1), which is not more than 50\% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact." Housing Policy 15 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 of the existing building in terms of floor space (measured externally)." ## Representations 7. Andreas Parish Commissioners have no objection to the current planning application. ### Assessment 8. To begin with it is imperative to note that the description of the proposed development and drawing label the proposed extension as an orangery, however, one should note that orangeries are associated with the growing and keeping of citrus fruits to protect them from the cold winter as well as housing delicate plants. Orangeries were very popular additions to residential properties from the 16th to 19th Century. However, today orangeries are a superior name for a conservatory or a sun room and therefore should not be confused with the sole use of housing citrus fruits or delicate plants. From the description of proposed development and drawings submitted, it is apparent that the proposed orangery, will not be used for the original purpose that an orangery was initially developed for hundreds of years ago and would be used as a sun room extension. 9. The previously approved house type, currently under construction, has traditional appearance, form and layout and comprises a vernacular design as detailed in Planning Circular 3/91 and therefore Housing Policy 14 has already been used in the assessment and a new dwelling on this site with the presumption in favour of a residential development. However, one must note that the approved dwelling is well above the normal limit over the one it replaced. It is therefore imperative that the proposed extension does not appear overbearing and substantially increase the impact of the main dwellinghouse. It is also important to consider the impact of the proposed extension on the appearance of the approved dwelling and is sympathetic to all elements of the traditional dwelling form. 10. The proposed inclusion of the side extension to the previously approved house type is not considered to harm the enjoyment of the proposed dwellinghouse and nor would it deter from that traditional appearance of the approved house type. The proposed extension is of a scale that would not result in an overbearing feature and would not undermine the private amenity of the local residents of Greenhill. In conclusion, the proposed side extension is considered to respect the main dwelling in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around. 11. Given the siting of the proposed extension to the south west elevation of the main dwelling and significant screening, the proposed development is judged to have a minimal, if any, impact on the surrounding area. 12. Overall it is concluded that the planning application accords with the provisions of General Policy 3, Housing Policy 14 and Housing Policy 5 of the Isle of Man Strategic Plan 2007. ## Recommendation 13. It is recommended that the planning application be permitted. ### Party Status 14. The local authority is, Andreas Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of 19.02.2013 Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 approval for the erection of a replacement dwelling, comprising amendments to a previously approved house type, with the additional erection of an extension to the south west elevation relates to drawing No.: 10746 10, 10 0746/1 Rev.: C, 10 0746/2 Rev.: B and 10 0746/3 Rev.: B all date stamped 14th January 2013. C 3. Prior to the occupation of the dwelling the hardstanding fronting the property is to be completed to provide the required parking and turning provision as are the alterations to the existing entrance to provide the required visibility splays as shown on plan 10 0746/3 Rev.: B. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking or re-enacting that Order, no, extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval). I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate MES/NO --- *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/3881-andreas-greenhill-replacement-dwelling/documents/1287478*