Loading document...
Application No.: 17/00573/B Applicant: Mrs Marsha McQueen Proposal: Alterations and extension to provide additional living accommodation Site Address: Ballaquane Farm Smeale Road Andreas Isle of Man IM7 4JA Case Officer : Mr Chris Balmer Expected Decision Level: Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE EXTENSIONS PROPOSED GO BEYOND THE 50% THRESHOLD AND THE APPLICATION IS RECOMMENDED FOR AN APPROVAL.
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Ballaquane Farm, Smeale Road, Andreas, a two storey traditional Manx farmhouse dwelling located to the eastern side of the Smeale Road and northeast of Andreas Village. - 1.2 The site is accessed via a private lane that travels in an easterly direction from the Smeale Road for approximately 550 metres. The lane provides access for Sunnycroft, West Braust Farm, Ballaquane Beg Cottage, Ballaquane The Cottage and a number agricultural fields.
2.0 THE PROPOSAL - 2.1 This planning application seeks approval for the alterations and extension to provide additional living accommodation. - 2.2 The proposed new extensions would essentially fall into two parts, albeit attached to each other. First and largest is the erection of a single storey building, traditional in form with gable ends, but with a mixture of traditional and contemporary finishes and fenestration. This aspect would have a width of 6 metres, a depth of 12 metres and roof ridge of 3.5 metres. This extension would be detached from the main dwellinghouse, located approximately 2.2 metre off the northeastern corner of the main dwelling house. This extension would accommodate the new kitchen, dining and family room for the main dwelling house, with the existing kitchen/dining room becoming an en-suite bedroom. However, the second aspect of the works includes the demolition of the existing rear porch with a new porch and the erection of a glazed single storey extension which runs from the rear elevation of the main dwelling house and connects to the proposed larger extension. The linked extension would have a total width of 4.7 metres, a depth of 2.3 metres and a height of
2.7 metres. - 3.0 PLANNING HISTORY
3.1 The application site has been the subject of a number of previous planning applications; however, none are considered relevant in the determination of this application. - 4.0 PLANNING POLICY
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered specifically material to the assessment of this current planning application; as set out below. - 4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
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 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)." - 4.6 In addition Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains one policy that is considered materially relevant to the assessment of this current planning application:
Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."
5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (received on 18.03.2016). - 6.0 ASSESSMENT
6.2 The existing dwelling on the site is not especially apparent from public views, given the distance the site is located from the closest public highway, and the substantial amount of landscaping both around the boundaries of the site, and along the roadside boundaries of Smeale Road and the Bride Road to the south. However, merely arguing that development is not wholly visible from public views, does not give a sufficient justification for the relaxation of policies relating to new development. - 6.3 Housing Policy 15 indicates extensions which measure more than 50% will only be approved exceptionally. The existing property has a floor area of approximately 156.3 sqm while the proposals would have a floor area of 92.4 square metres. This equates to a percentage increase of approximately 59% (156.3+92.4=248.7 sqm) and results in a property have an overall floor area of 248.7 sqm once the extensions are completed. Accordingly, this proposal does go beyond the generally permitted 50% threshold. However, further consideration should be taken, including the design and appearance of the proposed extension and whether the works would be appropriate for the character and appearance of the existing dwelling and the countryside setting. - 6.4 It should also be noted that the larger of the proposed extensions would be sited where an existing outbuilding (26.8 sqm in size) currently exists. This cannot be included in terms of the floor area calculation, but is of material considered in that there is an existing building already in a similar position on the site. - 6.5 The applicant's agent states within their design statement that;
"The most important part of our concept was to retain the traditional Manx farmhouse proportions of Ballaquane Farmhouse and not damage these proportions with 'tack on' extension".
6.6 They also state:
"The additional accommodation is to form the appearance of an 'outbuilding' detached visually from the main dwellinghouse. This is achieved by linking the additional accommodation via a frameless glass link."
6.7 It is considered the applicant's aims have been achieved. The proposal is an innovative way of providing additional accommodation while not significantly affecting the character and quality of the existing fabric of the main traditional farmhouse. Furthermore, the farmhouse will still remain the prominent feature on the site, with the extension appearing subordinate to it. It should be noted that if the main extension was physically attached to the main dwelling house (i.e. normal extension to gable end of dwelling), without the need of the porch or glazed link, then the scheme would be under the 50% threshold (i.e. 46% increase). However, it is not considered such a scheme would be as successful as what is proposed. - 6.8 Overall, it is considered the design, size, proportion, form and finishes of the extensions would be appropriate and in keeping with the character and appearance of the existing traditional property for the reasons given and therefore considered to comply with Housing Policy 15 and Environment Policies 1 of the IOM Strategic Plan. - 6.9 There are a number of trees in the vicinity of the proposed works. Accordingly the applicant has proposed a tree protection plan. The forestry division have commented to the application and conditions are attached which would ensure that the existing trees, which are proposed to be retained, are retained.
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: 26.06.2017 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.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 03.07.2017 Signed : E Riley Presenting Officer Further to the decision of the Committee an additional report/condition reason was required
YES/NO
Copyright in submitted documents remains with their authors. Request removal
