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Application No.: 16/00746/B Applicant: Mrs Trudy Steer Proposal: Alterations and erection of extension to dwelling Site Address: Ballacreg Dreemskerry Hill Dreemskerry Ramsey Isle of Man IM7 1BE Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site comprises the curtilage of Ballacreg, Dreemskerry Hill Dreemskerry. The MER Railway line runs from southeast to north west of the property. The property is a large detached dwelling of a 1940's/50s design, which due to the falling topography of the site (located on a hillside) and the location in a woodland restricts any external views of the property. Substantial and mature roadside landscaping can also be found between the house and the road. - 1.2 The existing property is detached two storey house with hipped roof finished in a cream painted render and is located in the middle of the site. There is a single storey garage/store extension to the side and a white upvc conservatory to the rear. The main house is apx 8m high and the side extension is 4m high. - 1.3 Whilst generally screened from roads the immediately adjacent to the site, the topography of the land and the presence of mature vegetation along the road sides also means that any wider views of the property are restricted.
2.0 THE PROPOSAL - 2.1 Proposed is a two storey stepped side extension to the property together with raising of roof height by 0.8m alterations that render the property visibly as a new dwelling. - 2.2 The extension is two storey, with the demolition of the single storey garage/store, and the erection of a two storey extension of apx the same length but double wide at 11.9m x 6.7m, at a height of 7.1m for 5.2m and 6.7m for 6.7m. - 2.3 With regards to the main part of the house in conjunction with the raising of the roof there are two pitched roof wall dormers, two 3 storey gabled extensions are proposed 3.4m x 8.4m (pitch) x
vertical timber. The two storey side extension to the front (north east) is to be timber clad and stonework and to the rear grey render and stone clad.
2.5 The access to the garage remains in the same position at the end of the extension. - 3.0 PLANNING HISTORY
3.1 There is no planning history for the site. 4.0 PLANNING POLICY
4.1 The site is within an area of High Landscape Value not designated for development and within woodland under the Isle of Man Development Plan Order 1982. The site is not located within a Conservation Area.
4.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- - 4.3 General Policy 3 restricts development outside of zoned areas, however Housing Policy 16 does allow the extension of non-traditional dwellings. - 4.4 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:
4.5 Housing Policy 16 states: "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." - 4.6 As the proposal is within an area zoned as Woodland Environment Policy 3 is also relevant which states: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
5.1 Department of Infrastructure Highway Services no highway implications. 17-8-2016.
5.2 Garff Parish Commissioners made the following comments regarding the scale of the proposals and whether as they are beyond 'extensions and alterations' and may be viewed as providing a 'new' dwelling. They acknowledge the requirements of Section 8.12.1 and 8.12.2 of the Strategic Plan and also Housing Policy 14 and that depending on how the application is viewed will depend on which policies are appropriate. They have no objections as it is impact as viewed by the public is limited due to location and it is under 50% floor space increase. - 5.3 There are some trees on the site and the agent contacted DAFF prior to the submission of the application and has supplied information that they are satisfied that additional tree information was not required with the application.
6.1 The main consideration in the first instance is the application of the appropriate policies. Although is it evident from the style that the property is approximately 65 years old it is not considered to be 'traditional' development within the Manx countryside. This designation is usually reserved for traditional Manx cottages as described in Circular 3/91. This property would fall within this definition therefore the most appropriate policy to apply would be Housing Policy 16.
6.2 Having considered the above, the key issues with the application is the potential visual impact the proposed extension and alterations would have upon the countryside, which is of high landscape value and whether the proposal would increase the impact of the building as viewed by the public. - 6.3 In relation to the potential visual impact the main policies which need consideration are Environment Policy 2 and Housing Policy 16. Environment Policy 2 indicates that the protection of the character of the landscape will be the most important consideration unless it can be shown that: the development would not harm the character and quality of the landscape; or the location for the development is essential. Housing Policy 16 seeks to ensure extensions of non-traditional dwellings or those of poor or inappropriate form will not generally be allowed, if the proposals would increase the impact of the building as viewed by the public. - 6.4 In terms of the main public views of the site there are considered to be a minimal number of places where the proposal may be seen. These are transient views, any views would involve stopping and scanning the wider landscape in locations where road side hedgerows are lower. The proposed extension and alterations would not alter this as the application site has very well established planting and woodland both within the site and around it. - 6.5 The external finishes of the extension and those proposed to the main dwelling, which is stone and timber cladding and grey render and dark coloured slate also helps to reduce the appearance of the end dwelling especially compared to the existing painted rendered extension which is lighter. Overall, from this perspective, as there are very limited (if any) places the proposal may be seen; it is not considered it would have a significant or adverse impact upon the character and quality of the countryside nor adversely increase the impact of the building as viewed by the public. - 6.6 Accordingly, it is considered the proposal would comply with Environment Policy 2 and Housing Policy 16.
7.1 On the basis of the above, the application is recommended for approval. 8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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: 17.10.2016 Conditions and Notes for Approval: 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 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 nos 1, 2, 3 and 4 and Artists Impressions all dated stamped received 29 June 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.
Decision Made : Permitted Date: 18.10.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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