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The application site is the curtilage of an existing dwelling known as Woodstock located to the south of Top Road, Crosby with access via Trollaby Lane. The existing building is visible from the A23 Top Road whilst views of the site and the existing dwelling may be gained from the public footpath which runs alongside the site.
The site is located in an area designated as being of High Landscape Value and Scenic Significance within the 1982 Development Plan Order.
Environmental Policy 1 of the Isle of Man Strategic Plan 2007 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.'
Paragraph 8.12.2 of the Isle of Man Strategic Plan 2007 states: 'As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property.'
Housing Policy 15 of the Isle of Man Strategic Plan 2007 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 of the existing building in terms of floor space (measured externally).'
The site has had a number of previous planning applications and the following are considered to be relevant to this application:
PA 00/00287/B sought permission for the erection of a replacement dwelling on the site. The original dwelling was a detached dormer bungalow sited approximately 35 m from where the replacement now sits. This was permitted 20th July 2000.
PA 00/01898/B sought permission for the erection of a replacement dwelling and was an amendment to approved PA 00/00287/B. This was permitted 16th March 2001.
PA 00/02475/B sought permission for the erection of a replacement dwelling and was an amendment to approved PA 00/01898/B. This was refused on review 16th August 2001 with the reasons for refusal stating that: 'the proposed dwelling particularly by reason of a) its overly long ridge; b) the number and position of window apertures on the front elevation; c) the general porch design, and; d) mix of house finishes, would have an adverse impact on this attractive rural area for the site is clearly visible from the public footpath which skirts the northern boundary of the site and falls within an Area of High landscape Value and Scenic Significance.'
PA 01/01242/B sought the erection of a replacement dwelling. This was permitted on review 12th February 2002 and represents the dwelling that was finally built and is subject to this planning application.
PA 02/01458/B sought permission for the erection of a conservatory to the property and was permitted 29th November 2002.
PA 04/01377/R sought retrospective planning permission for alterations to PA01/01242/B, amended garage location, rear porch extension, handling of main dwelling and the inclusion of a garden shed. This was permitted 9th September 2004.
PA 05/00242/B sought permission for the erection of a two-storey extension to the western elevation to provide additional living accommodation with a link extension to the existing garage. This application was withdrawn 28th July 2005. There are no reasons given for this on file.
PA 06/02145/B sought permission for alterations and extension to the dwelling to provide additional living accommodation and extended garage. This was permitted 23rd March 2007.
PA 07/01478/B south approval for the demolition of existing garage and erection of new garage with living accommodation above. This was refused at appeal.
Proposed is the replacement of the existing conservatory with a sun room to be constructed on the same foot print as the existing structure. The existing detached garage would be converted to living accommodation and a single storey link extension would be built to connect the dwelling to the converted garage. A new garage would be constructed opposite to the existing garage.
The Highways Division has not commented on this application. Marown Parish Commissioners do not object to this application.
Housing Policy 15 provides the main criteria for assessing this application. The policy is intended to protect the amenities and character of the countryside by ensuring that extensions to properties are sensitive to both the existing dwelling and the surrounding area. By limiting the extension of traditional or traditionally-styled properties to no greater than 50\% (measured externally) it is intended that the balance of such properties will be protected from inappropriate additions either as one-off larger extensions or incremental expansion through a series of smaller extensions.
There is an extant approval for extensions to the property (06/02145/B). This is material to this application, particularly as this new proposal would supersede it as it would be on part of the same footprint.
The current approval allows for a two storey extension to the side of the building and the construction of an extension to the existing garage which would double its size. Aesthetically, the development that has approval would have an unbalancing affect, focusing additional massing to one side of an otherwise symmetrical elevation. The additional floor area that would be created by the current approval would be 133 sq.m.
The new proposal would be single storey, the result of which would be a much reduced visual impact. This design would also serve to preserve the balanced front elevation of the dwelling which is visible, albeit at some distance, from Top Road. The additional garage would be sited on the opposite side from the existing and in doing so would complete the symmetrical arrangement of the building group. The floor area created by this development would be 84 sq.m. The implementation of this current application would prevent the construction of the existing approved development as they share the much of the same footprint.
It is judged that the scheme now proposed represents a much improved form of development that would not only be more sympathetic to the surrounding area but would also be significantly more appropriate to the design and form of the existing dwelling.
For these reasons it is recommended that planning permission be granted.
Permit.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
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: 25.01.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 permission relates to alterations, erection of extensions and detached garage, Woodstock, Lower Ballaclucas, Top Road, Crosby, Marown as shown by 693/001, 693/002, 693/003 and 441/005, all received 16th December 2010.
C 3. The external finishes of the extension and new garage must match those of the existing dwelling in all respects
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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