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Application No.: 16/00593/B Applicant: Dr Nigel Dunmore Proposal: Alterations, erection of extension, creation of a roof terrace and driveway amendments Site Address: Maughold Lighthouse Buildings Maughold Isle of Man IM7 1AS Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the Maughold Lighthouse Buildings which is a single and two storey building which is mainly used to accommodate a single dwelling house. The building area located west, approximately 45 metres away, of Maughold Head Lighthouse which is detached from the Maughold Lighthouse Buildings. The main part of the building is two storeys in height. To either side of this two storey building are single storey buildings which are substantial in width. The western single storey building is actually detached from the existing dwelling, albeit its closeness appears part of the dwelling. Accordingly, the overall shape of the dwelling appears as a rectangle shape. All the buildings have flat roofs. The finishes (render), windows, design and details appear to represent some Manx traditional features. - 1.2 The site is accessed via a single track lane that starts from the centre of Maughold Village and around the cemetery of Maughold Church and then runs in a south-easterly direction to the site. This lane is also a public footpath up to the site (footpath heads northwards before sites entrance).
2.0 THE PROPOSAL - 2.1 This planning application seeks approval for the alterations, erection of extension, creation of a roof terrace and driveway amendments. - 2.2 The proposed new extensions would essentially fall into two parts. First is the erection of a single storey extension to the north elevation (front) of the easterly single storey wing. The extension would form a garage for the parking of vehicles. The extension would have a width of 16 metres, a depth of 6.1 metres and a ridge height of 4.5 metres. The second extension would be a single storey to the south elevation (rear) of the detached single storey outbuilding. The extension is of a more contemporary design and forms half a hexagon shape, made up mainly of glazing, given views from the extension would be towards the sea and coastline. This extension would have a width of between 12 metres, a depth of 8.5 metres and a maximum height of 4 metres. A single storey link extension is also included, which runs from this hexagon shape extension to the main dwelling. The works would essentially link the original dwelling to the western detached outbuilding and incorporate this outbuilding into living accommodation for the main dwelling house. - 2.3 The proposed extensions equate to a 22% increase over the existing floor area.
3.1 The application site has been the subject of a number of previous planning applications; however, only the following are considered relevant in the determination of this application: - 3.2 Conversion of engine room to form additional living accommodation, Maughold Lighthouse, Maughold - 93/00674/B - APPROVED - 3.3 Conversion of 3 flats to re-create dwelling house - 94/00005/B - APPROVED
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area designated as a "Lighthouse" under the Isle of Man Development Plan. The site is also within an Area of High Landscape or Coastal Value and Scenic Significance or and within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.4 Environment Policy 1 states: "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." - 4.5 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:
4.6 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (received on 13.06.2016). - 5.2 The Garff Parish Commissioners make the following comments (received on 20.06.2016): "No strong objections were raised, request that a rendered finish be used to match the finish of the existing building, rather than stone clad finish proposed"
6.0 ASSESSMENT - 6.1 The principal issues to consider in the assessment of the application are; the potential impact upon the character and appearance of the property and the impact upon the character and appearance of the Conservation Area in general. - 6.2 Firstly, the application is arguably different to most applications which seek approval to extend an existing dwelling in the countryside, given the site is actually designated for development (Lighthouse), rather than not being designated. Furthermore, the current use of the site as a single residential dwelling is not in accordance with the land use designation. Due to these reasons, there is not a clear policy to follow and therefore consideration of General Policy 2, Environment Policy 1, 2 & 35 all need to be considered. - 6.3 In terms of the potential impact upon the character and appearance of the property, the extension to the northern elevation would be very well screened from public views given the topography of the land immediately to the north of the extension is substantially taller than the new extension. Furthermore, the design, appearance, size and finish are in keeping with the main building, nor detrimental to the main building. - 6.4 The second extension to the southern elevation would have the greatest visual impact when viewed from distance public views to the south and southwest of the site. It is a contemporary design, but it modest height and siting mainly to the rear of the existing building, is such that the proposal would not result in being a prominent feature. The applicants have proposed either a Manx stone finish or a painted render to match the existing building. In this case it is considered the extension would perhaps be more suited; given all of the existing building is a painted render finish. This could be conditioned. Overall, whilst the extension is a more contemporary design, it is considered the approach is appropriate and would not adversely affect the character or appearance of the building. Arguably, the elevation the extension would be attached to is of very little interest being mainly a blank wall with little architectural interest. - 6.5 As the site is within a Conservation Area and sites within the countryside, Environmental Policy 1, 2 and 35 are required to be considered. Environmental Policy 1 & 2 essential seek to protect the countryside for its own sake and ensure development would not harm the character and quality of the landscape. For reason indicated previously, it is not considered the works would. Furthermore as the site is within the Conservation Area any development is required to either preserve or enhance the Conservation Area. Again for the reason given it is considered the proposals would preserve the Conservation Area.
7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 27.06.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings reference numbers 1, 2, 3, 4 and 5 all received on 23rd May 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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