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The site represents the residential curtilage of Sycamore Cottage, Jacks Lane, Port E Vullen, Ramsey which is a two storey detached traditional Manx farmhouse, located on the western side of Jacks Lane and southwest of Port E Vullen.
The application seeks approval for the alteration and erection of extensions to dwelling.
The existing property is a two storey dwelling which is typically symmetrical with three upper front windows over a central doorway which is flanked by single windows. The dwelling although setback from Jacks Lane (approx 85 metres) it is clearly visible from this public highway, set in an isolated position.
The main proposals to the dwelling include the erection of a two storey to the northern elevation. The proposal also includes two larger pitched roof dormers windows to the rear elevation. The roof pitch will also be increased by 150 mm .
The application site is within an area recognised as being an area of 'Wood Land', under the Isle of Man Development Plan Order 1982. The site is not within Maughold Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policies are relevant in the consideration of the application:- "Environment Policy 2: 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
The following planning application is considered relevant in the assessment and determination of this application:-
Conversion of existing outbuilding into additional living accommodation and alterations to existing vehicular access off private lane - 10/01781/B - REFUSED
Maughold Commissioners:- "No objection The Department of Transport Highway Division do not oppose:- "Has no traffic management, parking or road safety implications." The Planning Authority has received no written representations objecting to the application.
The starting point for any extension to a dwelling in the countryside is which of the two relevant planning policies for extension of dwellings should be considered.
Housing Policy 15 states that 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 of the existing building in terms of floor space (measured externally).
Housing Policy 16 indicates 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.
It is clear from the plans submitted and from visiting the site on a number of occasions that the proposal is of a traditional nature; therefore, Housing Policy 15 is the relevant policy to consider in this case.
This proposal would increase the existing foot print of the dwelling by approximately and therefore below the generally permitted size for extensions.
In terms of proportion and form the proposal would match the existing building, with similar proportions and window fenestration to match the traditional style all in accordance with Planning Circular 3/91. The proposal also involves the remove of the existing inappropriate windows with uPVC sliding sash windows to the front elevation which will improve the visual appearance of the property.
The proposal would result in a property with five upper front windows, traditional Manx farmhouse design, which as indicated within Planning Circular 3/91 (Policy 4), states that these design of dwelling is a rarer extended version of the traditional three upper front windows. Overall, it is considered the two storey extension the proposal would comply with Planning Circular 3/91.
Perhaps the contentious issue with the proposal is the increasing the ridge roof by 150 mm . In terms of the ridge roof increase it is considered the increase is un-objectable, especially given the dwelling is only apparent from distance, and this increase will be unnoticeable and acceptable.
The rear dormer extensions are larger and are not traditional features. However; they will not be apparent from public view or especially apparent even within the application site (side garden). Whilst such development would unlikely be acceptable to the front elevation, given these works are to the rear and would have no adverse impact upon the character or appearance of the existing property from public view, it is considered the proposals to be acceptable.
The dormers would also have no adverse impact through overlooking, resulting in a loss of privacy over the neighbouring property (Kione My Thurrys), given the distance and orientation between the two properties and given the substantial landscaping along the western boundary of the site.
Overall, for the reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan and Planning Circular 3/91, and therefore it is recommended that the application be approved.
The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold 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: 17.02.2011
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 the alteration and erection of extensions to dwelling as proposed in the submitted documents and drawing 10/0738/2, 10/0738/3, 10/0738/06 and 10/0738/4A, all received on 2nd December 2010 and 19th January 2011.
28th feb 2011 C 3. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date :
Signed : Senior Planning Officer
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