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Application No.: 24/00094/B Applicant: Mr Paul & Mrs Juana Warburton Proposal: Alterations to replace greenhouse polycarbonate sheet roof with a lean-to pitched slate roof and use of the room for storage purposes (retrospective) Site Address: Croit-E-Volley Fishers Hill Castletown Isle Of Man IM9 4PN Planning Officer: Mr Hamish Laird Photo Taken: 28.02.2024 Site Visit: 28.02.2024 Recommended Decision: Permitted Date of Recommendation: 28.03.2024
C : Conditions for approval N : Notes attached to conditions This application has been recommended for approval for the following reason.
The proposals are acceptable and accord with the provisions of Strategic Plan Policies GEN2 b) and c); Housing Policy 15; and, Policy 4 of Planning Circular 3/91. It is recommended, in this case, that retrospective planning permission be granted.
Plans/Drawings/Information;
The development should be retained as undertaken in accordance with the plans, drawings, documents and photographs submitted in the application date stamped received 28th January, 2024.
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site comprises an existing detached dwelling known as Croit-e-Volley located in the countryside on the north side of the A5 Castletown to Port Erin Road north of Ballatown and to
2.1 The proposal seeks retrospective planning permission for alterations to replace the existing greenhouse polycarbonate sheet roof with a lean-to, pitched slate roof and for the use of the room for storage purposes. The application is retrospective. The former, now re-roofed greenhouse is located on the south side of this 2-storey, detached dwelling, and is visible form the access track when heading north from the A5 road. The mon-pitch roof over the greenhouse has been replaced with a natural slate covering with black uPVC guttering to the eaves which drains into a centrally located black plastic water butt. New black coloured uPVC windows and doors (both partially glazed) have been inserted into each of the end elevations of the structure. Thee converted building has no internal connection to the dwelling and is now used for domestic storage purposes. - 3.00 SITE HISTORY
3.1 99/01877/B - Erection of white uPVC conservatory to rear of dwelling - Permitted 7/2/00
3.2 91/0088/B - Extension to create additional living accommodation, Croit-y-Volley, Quines Road, Balladoole, Arbory. - Approved on Appeal 17/12/91. - 3.3 91/04013/B - Installation of 1140 litre LPG tank, Croit-e-Volley, Balladoole, Arbory. Permitted - 1/1/94.
4.1 The site lies within an area designated on the Area Plan for the South as land not designated for a particular purpose, and the site is not within a Conservation Area. The site area is not prone to flood risks. There are no registered trees on site, and the site is not within a registered tree area.
4.2 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which guides extensions to traditional dwellings in the countryside. - 4.3 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 (measured externally). - 4.4 Paragraph 8.12.2: Extensions to properties in the countryside 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. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of nontraditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this. - 4.5 In addition, Housing Policy 16 advises:
5.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside) is considered relevant. The section on 'Proportions and Form' on page 4 provides advice on how to make variations to the floor area of traditional buildings (extensions).
6.1 Arbury and Rushen Commissioners - no response received by the Report Drafting stage
6.2 Highway Services - 24/00094/B - replies that it has no highway interest in the proposal. - 6.3 No third party (neighbour) representations had been received by the report drafting stage - 29/3/24.
7.1 The main issues are the visual impact of the change of roofing material on the character of the site and its rural surroundings; and, the use of the former greenhouse for storage purposes. In this regard in the Strategic Plan, Policy GEN2 b) and c); Housing Policy 15 are of relevance, as is Policy 4 of Planning Circular 3/91. This relates to the use of materials.
7.2 The principle of development is not at issue here because the site is occupied by a lawfully erected dwelling. The application is retrospective and the question is whether the use of slate to roof over the previous polycarbonate roof of the greenhouse attached to the south side of the dwelling is acceptable in visual terms. In this case, from the Case Officer's site visit it is considered that visually, the issue of natural slate to roof over the greenhouse has resulted in an improvement, and the greenhouse now appears more in keeping with the original dwelling and its location in the countryside than the use of a non-traditional material such as polycarbonate. - 7.3 The use of black uPVC for the doors and windows in the greenhouse is understated and allows the structure, visually, to blend in well with the dwelling. This is considered to be an improvement. As such, in terms of design and visual impact the use of slate and black uPVC for the doors, windows, guttering and rainwater goods as applied to the greenhouse is considered to be acceptable and accords with the requirements of Strategic Plan Policies GEN2 b) and c); Housing Policy 15; and, Policy 4 of Planning Circular 3/91.
7.4 the use of the former greenhouse for storage purposes ancillary to the residential use of the dwelling to which it is attached is considered to be acceptable and there is no objection in this regard. - 7.5 The application to retain the development as undertaken, is retrospective. Whilst planning permission should be applied for before it occurs, the 1999 Planning Act recognises that errors are made and allows for planning permission to be applied for retrospectively. Each application is considered on its merits as if the work had not been carried out. In this case, it is considered that the works undertaken have improved the visual quality and character and appearance of the dwelling; and, because the use is associated with the existing lawful residential use of the property as a dwelling, there is no objection to aspect of these proposals. - 7.6 In conclusion, the proposals are acceptable and accord with the provisions of Strategic Plan Policies GEN2 b) and c); Housing Policy 15; and, Policy 4 of Planning Circular 3/91. It is recommended, in this case, that retrospective planning permission be granted.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 02.04.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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