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Application No.: 23/00798/B Applicant: Mr & Mrs Michael Butler Proposal: Remove asbestos roof covering, replace with slate tiles and uPVC fascias and soffit boards. Demolish existing single skin garage and utility and replace with cavity garage and utility room. Create new first floor level including 2no. additional bedrooms and dormer Site Address: Close Chirrym St Judes Road Sulby Isle Of Man IM7 2ES Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.10.2023
C : Conditions for approval N : Notes attached to conditions
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.
The proposed development is considered to amount to appropriate extensions to a nontraditional styled property in the countryside, without detriment to the character and appearance of the immediate streetscene or wider landscape. The proposals are therefore deemed compliant with General Policy 2, Housing Policy 16, and Environment Policy 1 of the Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings and documents referenced; 101, 102, 103, 104, 195, 111, 112 and 113 Received 18.07.23 Bat Survey Received 12.09.23 _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to the detached property and residential curtilage of Close Chirrym, a non-traditional styled sizeable bungalow located to the east of St. Jude's Road. The property is access via a short track from the main road, and forms part of a small cluster of 5 dwellings on the eastern side of the highway. The site is located circa. 560m north of where St. Jude's Road meets the Main Road within Sulby village itself. - 1.2 The plot is bounded by a mature tree line on 3 sides (north, south and west), with less mature hedging and trees forming the site's eastern boundary adjacent to a large field in agricultural use. A small field adjoins the site to the north, whilst the residential properties of Suffield, Alma Cottage and Thie-Ny-Greiney border the site to the north, west and south-west respectively. - 1.3 The property itself appears in a good state of repair and is fairly conventional in its design and appearance, comprising a series of hipped roofs with white painted render for the exterior and slate roof tiles. Small details of exposed stonework are noted at various points around the property's exterior. The property further includes a single-storey flat roofed element projecting westward on the front elevation which accommodates a garage, WC and utility room, with a mono-pitched orangery incorporating a glazed roof projecting southward on the flank elevation.
2.0 THE PROPOSAL - 2.1 Planning permission is sought for various alterations and extensions to the existing property, which include the following:
2.2 All works would be finished in matching materials to the existing dwelling.
4.1 The application site falls within an area of countryside that is not designated for development in the 1982 Development Plan. The site is not within a Conservation Area or an area at risk of flooding.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy
Spatial Policy 5 Development in the countryside will only be permitted in accordance with General Policy
Environment Policy 1 Protection of the countryside
Housing Policy 16 Extension or alteration to non-traditional styled properties in the countryside
4.3 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS
5.1 Lezayre Parish Commissioners - Approved unanimous. (08.08.23)
5.2 Highways Services - No Highways interest (28.07.23)
5.3 Manx National Heritage - The proposed building could provide suitable roosting or maternity habitat for bats. We would therefore ask that a bat survey be undertaken in order to establish if bats are present in building prior to works commencing. Depending on the time of
year, from the end of March to the end of August, we would also ask that a visual nesting bird survey be undertaken, also prior to works commencing. (26.04.23)
[officer note - following the submission of a bat survey, MNH confirmed on 28.09.23 that they were content that no bats were present at the property]
5.4 Ecosystems Policy Officer - no response received at the time of writing. - 5.5 Forestry Officer - no response received at the time of writing.
6.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. Housing Policy 16 and its supporting text do however include provision for extensions to non-traditional styled dwellings within the countryside, provided such additions would not increase the impact of the dwelling as viewed within the public realm, whilst being of an appropriate form and design.
6.2 The proposed additions to the property are largely considered to respect the built form, scale and vernacular of the existing property, whilst including the removal of flat roofed elements which presently detract from its general character and appearance. There is some concern over the proposed rear box dormer, and in particular the use of smaller gabled dormers as an alternative would be preferred which would more appropriately correspond with the dwelling's character.
6.3 However, it is recognised that such an alternative design solution would unlikely yield the desired level of first-floor accommodation, and in any case the proposed dormer is sited on the rear elevation of the dwelling where its visual impact would be less pronounced. Moreover, given that the site is well screened on all sides from dense mature vegetation, all additions and alterations proposed to the property would not be visible in the context of any public vistas, including the principal streetscene to the west. The proposals would further not result in a material impact upon the character and appearance of the wider landscape, particularly to the east.
6.4 On this basis, the proposals are considered to be generally acceptable from a design and visual impact perspective and proportionate in footprint and scale to the property, whilst providing enhanced accommodation for the existing dwelling The proposals are therefore deemed compliant with General Policy (b) & (c) and Housing Policy 16 of the Strategic Plan 2016. - 6.5 No concerns are raised over the impact of the extensions upon the amenities of surrounding residential properties given the dwelling's general orientation within the site and relationship with adjacent properties to the west/south-west. Additional first-floor outward views from the rear dormer would be afforded of the agricultural field to the east, and therefore not impact upon the amenities of surrounding properties. The proposals would therefore be further compliant with General Policy 2 (g). - 6.6 Following the submission of a bat survey undertaken by Manx Bat Group, it has been accepted by Manx National Heritage that no bat roosts are present in the property and therefore no form of mitigation is required. The survey did however note the presence of a house martin nest, which notes that this should be preserved during construction works if possible. Alternatively, its replacement with two artificial nests to encourage the birds to return is recommended.
7.1 The proposed development is considered to amount to appropriate extensions to a nontraditional styled property in the countryside, without detriment to the character and appearance of the immediate streetscene or wider landscape. The proposals are therefore deemed compliant with General Policy 2, Housing Policy 16, and Environment Policy 1 of the Strategic Plan (2016). The application is therefore recommended for approval. - 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:
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: 12.10.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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