Loading document...
Application No.: 23/00766/B Applicant: Mr Ewan Edward Watterson Proposal: Erection of single storey extension to rear of dwelling forming sun lounge Site Address: Confederate Cottage Cranstal Bride Isle Of Man IM7 4BR Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.09.2023
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.
N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
This application has been recommended for approval for the following reason.
It is considered the proposal would appear as a subordinate extensions, while still allowing the main dwelling house being the main aspect within the site. The proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2 IOMSP.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received; 20.06.2023 Site / Location Plan 16.08.2023 REV A _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 SITE - 1.1 The application site represents the curtilage of Confederate Cottage located to the north east of the Bride on the A16 Cranstal Road to the Point of Eyre. To the east of the application property is a shared access that serves a dwelling called Theleme and Kerrowdhoo Beg. Theleme is a relatively recent dwelling built following approval in 1989. - 1.2 The property has benefited from a single storey rear pitched roof extension in the last 10 years
2.0 PROPOSAL - 2.1 This application seeks approval for the erection of single storey extensions to rear of dwelling forming sun lounge and en suite extension.
3.0 DEPARTMENT POLICIES - 3.1 The application site is designated as High Landscape Value or Coastal Value and Scenic Significance and therefore not designated for development 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)."
3.7 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside - 4.0 PLANNING HISTORY
4.1 The previous planning applications in association with the is considered relevant in the assessment and determination of this application; - 4.2 Erection of single storey extension to rear of dwelling forming sun lounge - 23/00766/B
5.1 Highway Services make the following comments (18.08.2023): "No Highway Interest". - 6.0 ASSESSMENT
6.1 The main issues are the potential visual impact of the development upon the countryside/landscape and individual dwelling.
6.2 Currently, the dwelling is partly from the Cranstal Road, albeit mature hedgerows along the roadside help reduce the visual appearance of the dwelling. The rear elevation of the dwelling is screened from public views. - 6.3 The existing dwelling is a random-rubble stone (possibly even beach stone) built single storey cottage that has been limewashed/painted, with a dark slate roof with a central brick chimneystack and a gable end sliding sash lighting the loft space. The front façade has an entrance door set to the left and a pair of sliding sash windows. All of the openings have brick arches over them apart from the rear and are formed in clay brick, which has been white washed to match the stonework. The cills are all painted, but are sandstone of the type, readily found in Peel. The existing property is traditional in form and appearance and it is considered HP 15 requires consideration. - 6.4 Given the 2014 extension was approved after the IOMSP was first adopted in 2006, it is considered the higher number percentage increases should be considered, otherwise there would potentially be a cumulative extensions being approved, which is not the aim of the IOMSP. - 6.5 In terms of the size increase of the current proposed extensions would have a floor area of approximately 34.5sqm. As the existing rear single storey extension was approved in 2014 when the IOMSP had been adopted (2007), the original property has already benefited from a 15sqm increase, which equated to a 26% increase of over the original dwelling which was 55.3sqm (40.3sqm (Ground floor) + 15sqm (accommodation within roof space)). The proposed extension coupled with the previously approved extension results in a total floor area of 104.8sqm. This would equate as a percentage increase over the original cottage (pre 2014 extension) of 89% and including the 2014 extension of 49%.
6.5 In terms of the proportion, scale and form of the proposal, the proposals are traditional in form, appearance. The works to the rear of the property and its height are such that the proposal would be well screened form public views, with potentially only the easterly gable elevation being especially apparent. - 6.6 It is considered the proposals would appear as a subordinate extension, even if the extension in 2014 and the currently proposal where undertaken, it would still allow the main dwelling house being the main aspect within the site, especially when viewed from pubic views.
Due to these reason; 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 Policy 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.
7.1 It is considered the proposal would appear as a subordinate extensions, while still allowing the main dwelling house being the main aspect within the site.
7.2 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2. 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:
8.2 The decision maker must determine:
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 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: 14.09.2023 Determining officer Signed : J SINGLETON Jason Singleton 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.
Copyright in submitted documents remains with their authors. Request removal
