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| Application No.: | 11/01353/B |
| Applicant: | Mr Roy Shane & Mrs Susan Lea Kermeen |
| Proposal: | Erection of two storey extension to side elevation |
| Site Address: | The Paddocks Stoney Mountain Road Eairy Isle Of Man IM4 3HJ |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 10.10.2011 |
| Site Visit: | 10.10.2011 |
| Expected Decision Level: | Planning Committee |
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL WOULD RESULT IN AN EXTENSION GREATER THAN THE 50% THRESHOLD AND RECOMMENDED FOR AN APPROVAL.
The application site represents the residential curtilage of The Paddocks, Stoney Mountain Road, Eairy which is situated along the northern side of the Stoney Mountain Road, west of the Eairy.
The site comprises of a two storey traditional detached property with a Manx Farmhouse vernacular and a detached double garage. The property is accessed via an in and out drive onto the Stoney Mountain Road.
This application seeks approval for the erection of two storey extension to side elevation. The proposed extension would have a width of 6 metres, a depth of 7.7 metres and a ridge height of 5.5 metres. The proposal would be setback from the front elevation by 0.2 metres. The extension would be finished to match the existing dwelling.
The application site is within an area recognised as being an area of "white land" not zoned for development under the Isle of Man Development Order 1982 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. Under the Modified Draft Area Plan for the South the Landscape Assessment indicates the site as being within an area is characterised as being "Incised Inland Slopes".
Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:-
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).
"Housing
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."
The following previous planning application which is considered relevant in the assessment and determination of this application:-
Creation of ancillary accommodation above existing garage - 08/00553/B - APPROVED - works include the increase of the roof pitch from 30 degrees to 35 degrees and the erection of two pitched roofed dormers which are linked to the west elevation.
Alterations and extensions to dwelling to form additional living accommodation - 04/02280/B - APPROVED - This application was subsequently amended and approved only for a single storey conservatory to western elevation.
Alterations & extensions to provide extra living accommodation, garage & stables - 91/01065/B - APPROVED
Alterations and extensions to provide extra living accommodation, garage and stables - 91/00237/B - REFUSED
Malew Parish Commissioners:- "No objection"
The Department of Transport Highways and Traffic Division:- "Do not oppose has no adverse traffic management, parking or road safety implications."
The Authority has received no other privately written representations objecting to the application.
The property is of a traditional design Manx vernacular and 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 previously with a two storey rear extension to the northern elevation following approval of application 91/01065/B. A further application was approved for the existing conservatory/sun room to the side elevation (west) under application 04/02280/B. Both these applications were considered and approved before the adoption of the Strategic Plan in 2007.
Whilst the policy seeks to control the size of extensions over traditionally styled buildings, the policy states that permission will only exceptionally be granted for extensions over 50% of the existing building.
If taken as total extensions (approved/built and now proposed) over the original property (88.6 square metres) the proposal would be approximately 192% increase over the original.
Alternatively, taking the existing floor area of the property as it stands currently (including previous extensions) the property has a floor area of 166.4 square metres. The proposed works would result in an additional 92.4 square metres, giving a total percentage increase of 55% (total floor area 258.8 square metres). Therefore, it is determined that the proposed size increase would just be above the generally permitted 50% threshold.
To determine whether this increase is appropriate it is important to also consider whether the proposal would respect the proportion, form and appearance of the existing property as required to be considered by Housing Policy 15.
The proposal has been designed to match the existing proportion, form and finish of the existing traditional property. Further to this the proposed eaves, ridgeline and windows all match the levels of the existing dwelling to ensure a uniformed design. The proposal is also setback 0.2 metres from the front elevation. Whilst this amount is not substantial, it will help identified that the proposal is an subordinate extension to the main dwelling house, rather than appearing as a continuous flush frontage which could appear inappropriate and out of keeping with this type of property design.
Overall, it is considered the proposed extensions would be in keeping with the existing property and therefore would be an appropriate form of developments due to the design, scale, finish and proportion.
In terms of the visual appearance of the proposals from the street scene (Stoney Mountain Road), the two storey aspect of the proposal would be apparent, but this would be limited to views of the dwelling directly to the south (i.e. from the entrances of the dwelling). When travelling towards the site along the Stoney Mountain Road from either the east or west the proposal would not be overly apparent.
This would be due to the existing dwelling, the large double garage which fronts the extension (has current permission for creation of ancillary accommodation above existing garage, including dormers and roof pitch increase) and given there is a large stable building directly adjacent to the extension to the east (not within applicants ownership) which would screen majority if not all views from a easterly direction. In essence the extension would be positioned in the middle of the above group of existing buildings which could be consider to be a form of infilling. Consequently, it would not appear to be encroaching development into the open countryside.
Overall, it is considered the proposal given its position, design and siting in relation to existing buildings, the extension would be appropriate in this location and would not unduly affect the visual amenities of the street scene or the open countryside.
The proposal would have no impact upon any residential amenities (loss of light, overbearing impact and/or loss of privacy) due to the considerable distance to any neighbouring residential 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:
Malew 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: 04.11.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to erection of two storey extension to side elevation as proposed in the submitted documents and drawings K11/J/21 sheet 1 and K11/J/21 sheet 2 all received on 29th September 2011.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : A Committed Meeting Date : 1/12/11
Signed : [Handwritten signature] Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO
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