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Application No.: 19/00187/B Applicant: Mr Robert Storey Proposal: Alterations and erection of rear extension Site Address: Thallo Queen Cottage Glen Mona Loop Road Glen Mona Ramsey Isle of Man IM7 1HJ Principal Planner: Mr Chris Balmer Photo Taken: 21.03.2019 Site Visit: 21.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.07.2019 _________________________________________________________________
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 decision relates to Location Plan drawing 1824-TC-102 received on 21st February, 2019 and Proposed and Existing Plans and Elevations drawing 1824-TC-100-A date stamped and received on 25th June, 2019.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 SITE - 1.1 The application site, the curtilage of Thallo Queen Cottage, Glen Mona Loop Road, Glen Mona is located in open countryside within the Administrative District of Garff. The application site shares a substantial curtilage with Thallo Queen House being located on the south western boundary facing onto the Glen Mona Loop Road. The small areas of woodland are located within the grounds interspersed with lawn with a stream crossing broadly north-south through the ground to separate the house from the cottage. A narrow lane leading to Riverdale Cottage and beyond defines the northern boundary of the site.
2.0 PROPOSAL - 2.1 This application seeks to extend the dwelling by the erection of an offset two storey rear extension 8.2m in width by 4.5m deep with heights of 5.6m to the ridge. The works involve the demolition of the rear cat-slide roofed extension (18.2sqm in size) and replaced with the larger two storey extension. The proposal would have a floor area of 61.4sqm, while the existing dwelling has a floor area of 110.2sqm. With the removal of the existing rear extension the dwelling would have a total floor area of 153.4sqm. - 2.2 External finishes would partially match the existing with the lower section of the extension having a painted render finish, however the upper section (eves) would be finished in a timber effect cladding.
3.1 The application site is within an area of High Landscape Value or Coastal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 Environmental Policy 1: "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." - 3.4 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:
3.5 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)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.1 There are a number of previous planning applications in association with the site; however, none are considered relevant in the assessment and determination of this application. - 5.0 REPRESENTATIONS
5.1 Garff Commissioners (received on 07.03.2019) have no objection to the application. 6.0 ASSESSMENT
6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling. Potential visual impact of the development upon the landscape and individual dwelling
6.2 As outline in Housing Policy 15 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. - 6.3 In terms of floor area the proposal equates to a percentage increase of 39% and therefore the proposal would be below the generally permitted 50%. - 6.4 In terms of design it is considered following the removal of the flat roofed dormer and removal of picture windows replaced with more vertical proportion window and French doors; the proportion, form and appearance would be appropriate being of a traditional appearance, albeit the upper section of the finish is more contemporary in appearance. The majority of the proposals would not be apparent from public views given they are set to the rear and behind the main dwelling house; however, the gable ends of the extension would partially be apparent when passing the site. Distance views are unlikely given the majority woodland/landscaping in and around the site. It is considered the proposal would appear as a subordinate extension, while still allowing the main dwelling house being the main aspect within the site.
7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan for the reasons set out in this report, it is recommended that the application be approved. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 10.07.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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