**Document:** DEC Officer Report **Application:** 21/00359/B — Alterations and erection of an extension to rear elevation **Decision:** Permitted **Decision Date:** 2021-06-29 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/7380-michael-west-loghan-cottage-loughan-alteration-extension/documents/931275 --- # DEC Officer Report **Application No.:** 21/00359/B **Applicant:** Mr Sam Adcock **Proposal:** Alterations and erection of an extension to rear elevation **Site Address:** West Loghan Cottage West Loughan Jurby Isle Of Man IM7 3EZ Principal Planner: Mr Chris Balmer **Photo Taken:** 12.05.2021 **Site Visit:** 12.05.2021 **Expected Decision Level:** Planning Committee **Recommended Decision:** Permitted **Date of Recommendation:** 21.06.2021 _________________________________________________________________ ## 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. - C 2. The solar panels hereby approved shall be recessed into the new roof and shall not sit/be installed above the roof plane of the roof. Reason: In the interest of the visual amenities of the property. ### This application has been recommended for approval for the following reason. It is considered the proposals would comply with HP15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1 & 2 and Planning Circular 3/91. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 05.05.2021 _______________________________________________________________ ## Interested Person Status Additional Persons It is recommended that the following Government Departments should be given Interested Person Status on the basis that although they have made written submissions these do relate to planning considerations: Flood Management Division (DOI) _____________________________________________________________________________ ### Officer’s Report THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED TO BE CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL 1.0 SITE - 1.1 The application site is the residential of curtilage of West Loghan Cottage, West Loughan, Jurby which is a two storey traditional Manx Farmhouse style property. The site is located to the northern side of the B3 road, which runs from Jurby to the west and Jurby East to the east. 2.0 PROPOSAL - 2.1 This application seeks approval for the erection of a rear single storey extension, albeit accommodation is within the roof space. The rear extension would have a rear projection of - 7.2m, an overall width of 6.6m and a height of 5.6m. 2.2 External finishes would match the existing with a painted render finish with a slate roof. ## - 3.0 DEPARTMENT POLICIES 3.1 The application site is within an area of High Landscape Value or Coastal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 Environmental 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 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." - 3.4 Environment Policy 2 states: "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." 3.5 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 50% of the existing building in terms of floor space (measured externally)." - 3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside ## - 4.0 PLANNING HISTORY 4.1 There are a number of previous planning applications in association with the site; however, only the following is considered relevant in the assessment and determination of this application: - 4.2 Alterations and erection of rear extension - 19/00187/B - APPROVED ## - 5.0 REPRESENTATIONS 5.1 Highway Services consider there is no highway interest (18.05.2021). - 5.2 The Flood Management Division (DOI) make the following comments (20.05.2021); "No Flood Risk Management interest" ## - 6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling. Potential visual impact of the development upon the landscape and individual dwelling - 6.2 Currently, the dwelling is partially apparent when travelling along the B3 road; albeit given significant mature vegetation along the highway (i.e. roadside boundaries of the site and area), the dwelling is well screened from public views and only apparent when immediately passing the site. - 6.3 The existing property is traditional in form and appearance and it is considered HP 15 requires consideration. - 6.4 In terms of the size increase the proposed extensions would have a floor area of approximately 54.5sqm (includes area (approximately 10.4sqm of useable space of first floor hallway from new staircase to new first floor access thru rear elevation of existing dwelling). The existing dwelling has a total floor area of approximately 97sqm. With the new extension with the removal of the existing two storey rear extension would have a total floor area of 151.5sqm approximately, which equates to a percentage increase of 56% which is above the generally permitted 50% threshold as stated within HP 15. - 6.5 In terms of the proportion, form and appearance of the proposal, the proposals are traditional in form, appearance and finishes. The works to the rear of the property would not be significantly apparent from public views, with perhaps fleeting views of the southern elevation (side) when immediately passing the entrance of the site, given views are screened by the woodland/landscaping in and around the site. It is considered the proposals would appear as a subordinate extension, while still allowing the main dwelling house being the main aspect within the site, especially when viewed from pubic views. Due to these this it is considered it would be difficult to argue that the proposal would adversely affect the countryside or harm the character and quality of the landscape as per the requirements of Environment Policies 1 & 2. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15. ## - 7.0 CONCLUSION 7.1 Overall, it is considered the proposals would comply with HP15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1 & 2 and Planning Circular 3/91. It is recommended that the application be approved. - 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 8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Committee Meeting Date: 28.06.2021 Signed : C BALMER Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate YES/NO See below ## 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/7380-michael-west-loghan-cottage-loughan-alteration-extension/documents/931275*