**Document:** DEC Officer Report **Application:** 20/01378/B — Alterations and erection of extension to front porch and rear elevation **Decision:** Permitted **Decision Date:** 2021-02-09 **Parish:** Patrick **Document Type:** report / officer_report **Source:** https://planningportal.im/a/6891-patrick-glenaspet-road-st-johns-alteration-porch-extension/documents/925298 --- # DEC Officer Report **Application No.:** 20/01378/B **Applicant:** Rockford Properties Ltd **Proposal:** Alterations and erection of extension to front porch and rear elevation **Site Address:** Glenaspet Patrick Road St Johns Isle Of Man IM4 3BP **Planning Officer:** Mr Paul Visigah **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 08.02.2021 _________________________________________________________________ ## 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. ### This application has been recommended for approval for the following reason. Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 15, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016. ### Plans/Drawings/Information; This decision relates to Drawing Nos. 17/2602/20, 17/2602/21, 17/2602/22, 17/2602/23, 17/2602/24, 17/2602/25, 17/2602/26, 17/2602/27, and 17/2602/29, received 3 December 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ ## - 1.0 THE SITE ### Officer’s Report 1.1 The site is the curtilage of a large house (Glenaspet) 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. 2.0 THE PROPOSAL - 2.1 The application seeks planning approval for alterations and erection of extension to front porch and rear elevation. - 2.2 The proposed works would include: - 2.2.1 The extension to front porch which will extend forwards by 3m and would have a pitched roof and roof finish as the main dwelling. - 2.2.2 Rearward extension of the existing kitchen that would align the rear elevation of the kitchen with the rest of the rear elevation, with two sets of bi-folding doors (3.6m x 2.1m) installed on the rear elevation of the kitchen extension. - 2.2.3 Installation of two rooflights on the front roof pane of the first floor. Also four roof lights would be installed on the rear roof pane of the kitchen/breakfast on the ground floor. 2.3 Other external alterations would include the replacement of sliding doors on the east lower ground floor east elevation with a door and window; installation of patio doors on the left end of the front elevation of the lower ground floor (to serve the office/study) replacing a single door and window, replacement of the left window on the front of bedroom positioned right of the main entrance, and lowering of window cill and widening of window on the right side of the front elevation of kitchen. 3.0 PLANNING POLICY - 3.1 The site lies within an area of High Landscape Value and Scenic Significance not designated for a particular purpose on the 1982 Development Order. There is a presumption against development in such areas as set out in General Policy 3 and Environment Policies 1 and 2. However, Housing Policy 15 sets out provisions and guidance for the extension of dwellings in the countryside where the site is not designated for development. - 3.2 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 will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally). - 3.2.1 Paragraph 8.12.2: Extensions to properties in the countryside 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. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this. 3.3 The following sections of the Isle of Man Strategic Plan are also considered relevant to the application: - 3.4 Environment Policy 1: 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 overriding 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. - 3.5 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 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. 3.6 It will also be vital to consider General Policy 2 in the assessment of the application given that the site already has an established residential use. - 3.6.1 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (j) can be provided with all necessary services; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ## - 4.0 PLANNING HISTORY 4.1 The application site has been the subject of four previous planning applications which are considered to be materially relevant to the current application. 4.2 PA 96/00736/B for Replacement uPVC windows, Glenaspet, Patrick Road, St Johns, Patrick. Approved - 4.3 PA 99/01933/B for alteration to rear roof pitch and re-roofing in artificial slate. This was approved in April 2000. - 4.4 PA 07/01727/B for alterations and extensions to dwelling to provide additional living accommodation. The application proposed to increase the floor area by 65% 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. 4.4 PA 17/00605/B for Alterations, erection of extension and driveway amendments. This application proposed alteration to the building which included extension of the front porch, rearward extension of the existing kitchen providing a glazed sunroom, replacement of doors and windows on the principal elevations, as well as alterations to the driveway. - 4.4.1 Some of the elements of this scheme were implemented such as the amendment to the driveway, although the rear conservatory extension and the front porch were not implemented. - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they do not oppose in the letter dated 24 December 2020.. - 5.2 Patrick Parish Commissioners have stated that they have no objection to the application in a letter dated 14 January 2021. 6.0 ASSESSMENT 6.1 Given the level and nature of the development proposed, the key issues to consider in the assessment of the current planning application are the impacts upon the existing character and appearance of the property and the potential impacts upon the visual amnesties of the countryside. 6.2 The proposed alterations and extension respects the proportion, design and form of the existing dwelling and would appear as subordinate additions to the main dwelling. As well, the scheme would integrate key features of the dwelling such as the roof pitch, window and door types, external wall finishing and roof materials that would ensure the changes tie in with the character of the existing dwelling. It is also considered that the modest scale of the extensions which would only slightly increase the footprint of the dwelling would ensure that the scheme aligns with Housing Policy 15 which guides the extension or alteration of existing traditionally styled properties in the countryside. 6.3 With regard to impacts on the visual amenities of the surrounding countryside, it is noted that the proposed works would alter the appearance of parts of the property. Notwithstanding, these changes would not be publicly noticeable due to the screened position of the site from any of the surrounding highways and neighbouring dwellings. Besides, the changes would only be minor and would be in keeping with the character of the property which is unique in its setting within the countryside. Moreover, the proposed development would not result in the loss of any surrounding tree or impact on any tree on site, ensuring that the development does not cause harm to the visual amenity of the surrounding countryside. - Accordingly, it is considered the proposal is acceptable and would not adversely affect the countryside or harm the character and quality of the landscape and therefore comply with EP 1 and EP2. - 6.4 Overall, it is considered that the proposed scheme would have no adverse impacts on the character of the property which is well hidden from the public views and would not impact negatively on the character of the surrounding countryside or biota and as such would be an acceptable development for the site. ## - 7.0 CONCLUSION 7.1 Overall, it is considered the proposal would be in keeping with the character of the site and surrounding area as the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 and Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Date: 08.02.2021 Determining officer Signed : S CORLETT Sarah Corlett Principal Planner ## 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/6891-patrick-glenaspet-road-st-johns-alteration-porch-extension/documents/925298*