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The application site represents the residential curtilage of Thie Noa, Clenagh Road, Sulby which is a two storey detached property located on the eastern side of Clenagh Road and north of the former railway line.
This application seeks approval for the alterations and extension to dwelling.
The proposed extensions would be to the rear (east) and side (south) elevations. The proposal would result in the existing 'L' shaped conservatory which wraps around the south-eastern corner of the dwelling being demolition.
The rear extension has a total depth of 7 metres at ground floor level. Above this extension it is proposed to have a first floor extension, but this would only have a projection of 5.2 metres. The ridge height would be 7.5 metres.
The single storey side extension would have a projection of 3.9 metres, a width of 4.6 metres and a ridge height of 4.3 metres.
The application site is within an area recognised as being an area of "woodland" under the Isle of Man Development Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Relevant policies include:
Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:-
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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
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)."
Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
There have been previous planning applications submitted on the site and these are as follows:
Lezayre Parish Commissioners:-
The Department of Transport Highways and Traffic Division:-
The Authority has received no other privately written representations objecting to the application.
The first issue is the relevant Housing Policy to consider for this application. From studying the plans and from visiting the site it is clear that the property is of a traditional design (albeit was only constructed in the mid 1990's), perhaps not Manx vernacular but more Georgian in appearance. Consequently, Housing Policy 15 should be considered.
This policy indicates that the existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. The policy goes on to indicate that only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.
The property has been extended since the original dwelling was constructed, however these extension were approved well before the Isle of Man Strategic Plan came into adoption. Consequently, it is considered fair that the original floor area calculation should be based on what current exists and not only the original building prior to any extensions.
The existing property has a floor area of 413 square metres (includes dwelling, integral garage and granny flat/office). The proposed works would result in an additional 75.6 square metres, giving a total percentage increase of 18% (total floor area 488.6 sqm).
From this it is determined that the proposed size increase would be well below the generally permitted 50% threshold and therefore from this aspect the proposals are acceptable.
The next issue is whether the proposal would respect the proportion, form and appearance of the existing property. It is considered the proposed extensions would be in keeping with the existing property and appropriate forms of development due to their design, scale, finish and proportion.
In terms of the visual appearance of the proposals from the street scene, from the front elevation the side extension would be the more visible of the two extensions, albeit the landscaping to the front boundary would limit the appearance.
Parts of the first floor extension to the rear would be apparent from public view when walking along the directly adjacent old railway footpath, which runs along the southern boundary of the site. This view of the extension again will be limited due to substantial landscaping along this southern boundary.
Overall, it is considered the proposals would be appropriate in these locations and would not unduly affect the visual amenities of the street scene or area.
The proposal would have no impact upon any residential amenities (loss of light, overbearing impact and/or loss of privacy), given the size, design, landscaping around boundary of the site and siting/distance to any neighbouring property in the area.
In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the development would be acceptable to the Isle of Man Strategic Plan (June 2007).
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Lezayre Parish Commissioners
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.
Recommended Decision: Permitted
Date of Recommendation: 20.06.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the alterations and extension to dwelling as proposed in the submitted documents and drawings 11/08/01 A, 11/08/02, 11/08/03 and 11/08/04 all received on 18th May 2011.
The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted
Date :
Signed : ...
Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : ...
Jennifer Chance
Senior Planning Officer
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