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Application No.: 24/00163/B Applicant: Mrs Rebecca Sowerby Proposal: Erection of a single story extension with associated flue Site Address: Close Ruish Clenagh Road Sandygate Ramsey Isle Of Man IM7 3AE Planning Officer: Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.10.2024 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
The proposed development is considered to amount to appropriate extensions to a largely traditional styled dwelling in countryside, which would successfully respect its character, form and massing. The proposals are further considered to be acceptable in the context of wider landscape views, whilst not resulting in a material impact upon the amenities of surrounding residential properties. The development is further considered to be acceptable in the context of flood risk. The proposals are therefore deemed to be fully compliant with General Policy 2 (b) & (c), Housing Policies 15 and 16, and Environment Policies 1 and 10 of the Strategic Plan (2016).
Plans/Drawings/Information; This decision relates to the following plans and documents referenced; 01 - measured site survey
It is recommended that the following governmental department be granted Interested Person Status:
Department of Infrastructure Flood Risk Management Division ___________________________________________________________________
1.0 THE SITE - 1.1 The site relates to the detached dwellinghouse and associated curtilage of Close Ruish, a traditional rural Manx dwellinghouse which has been notably extended and altered over the years. The red line plan further includes a larger area of land outside of what could reasonably be described as the established curtilage of the dwelling, which includes a manège and stable block. Access to the site is provides to the north off the main road, with dense tree planting notable between the access road and the principal streetscene. Additional tree planting is present to the immediate east and south-east of the dwelling. - 1.2 The site forms part of a row of dispersed linear development along Clenagh Road extended southward from the Sandgate crossroads. The property is further noted as being present on historic mapping from the 1860s, albeit with a reduced footprint.
2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of extensions off the rear (north-western) elevation. This would include a 7m deep extension off the existing two-storey rear projection incorporating the enclosed staircase and landing, and would accommodate a dining room and study. The extension would incorporate a dual pitched roof with rear facing gable in line with the existing rear projection, and also include an external flue projecting above the northeastern roofslope. Likewise, a further 4.1m deep extension is proposed off the existing lounge and study to provide a gym. This would also include a dual pitched roof with a side (northeast) facing gable to mirror the principal section of the dwelling, thus creating a valley between each element. - 2.2 The extensions would comprise a maximum ridge height of 5.1m which mirrors the height of the extension dwelling, however accommodation would only be provided at ground
floor. The submitted planning and design statement provides the following explanation over the design and scale of the extensions:
"The extension has been designed so that the East elevation (facing the road) mimics the traditional, full length rear extension with a valley roof that can be seen around the island with a rear "T" shaped extension added. This is to comply with Housing Policy 15. Whilst the extensions look tall when compared to the low height of the existing cottage, the raised floor height ensures the extensions will remain single story but will have a vaulted ceiling as opposed to the 1.8m ceiling height in the original structure."
3.0 PLANNING HISTORY - 3.1 Planning permission was granted for various alterations to the property in 1987 and 1990, with permission being more recently being granted for a two-storey rear extension off the northern elevation to provide an enclosed staircase and land, together with a manège and stable block (PA 17/00711/B). This permission has been implemented and completed.
4.1 The application site is located within a wider area of land that is designated as white land on the Town and Country Planning (Development Plan) Order 1982 and is therefore not zoned for development. The site is not within an area zoned as High Landscape Value or Costal Value and Scenic Significance, but does fall within an area of high flood risk. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy
5 Design and visual impact Spatial Policy 5 Development in the countryside will only be permitted in accordance with General Policy
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside 10 Development and flood risk
Housing Policy
4.3 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS
5.1 Jurby Parish Commissioners - No comments received at the time of writing.
5.2 Highway Services - Development would have no significant negative impact upon highway safety, network functionality and/or parking. (01.03.24)
5.3 Flood Risk Management Division - The property is within a flood zone from the Lhen Trench. FRM would like to condition Planning and Design Statement dated 8th August 2024. Specifically section 2 "The Proposal" that the ground floor room formally denoted as a bedroom be designated as a recreation space and that it should not be used as a bedroom. Also that the flood mitigation measures are conditioned. (26.09.24) - 5.4 Environmental Health - We have no comments to make on this application due to the remote nature of the site, meaning the usual information we ask the applicant to consider is not applicable. (05.03.24) - 5.5 Forestry Officer - The proposed extension will be in close proximity to retained trees, therefore there may be some root damage incurred during the development, however, the trees that may be affected are young and likely to recover from any disturbance. I do not object or recommend any conditions be imposed with regard to trees. (01.03.24) - 5.6 Manx Utilities Authority - No comments received at the time of writing.
6.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. Housing Policies 15 and 16 and its supporting text do however include provision for extensions to both traditional and nontraditional styled dwellings within the countryside, provided such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resultant dwelling in the context of the public realm (nontraditional styled dwellings). Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floorspace (traditional styled dwellings).
6.2 Both of the above policies are considered to be relevant in this instance as, whilst the principle section of the dwelling is considered to be of a traditional Manx style, the property has been notably extended and altered over the years in piecemeal fashion; albeit in a relatively sympathetic manner. - 6.3 The proposed extensions would clearly not amount to an uplift in floor area of in excess of 50% over and above that of the existing dwelling, whilst being largely screened from view of the principal streetscene due to the present of trees adjacent to the highway. In any case, the proposed extensions are considered successfully assimilate with the built form, design and massing of the existing dwelling in a sympathetic manner. Therefore, the proposals are considered to successfully preserve the character and appearance of the existing dwelling, together with that of the wider landscape, in compliance with General Policy 2 (b) and (c). - 6.4 The site is also noted as being generally isolated with no further residential properties within close proximity. The proposals would therefore not result in any material impact in this regard, in compliance with General Policy 2 (g). Likewise, no concerns have been raised from Environmental Health over the size and location of the proposed external flue, which would notably extend above the ridge height of the resultant dwelling and is therefore considered to be acceptable. - 6.5 Based on the submission of additional information in the Planning and Design Statement, and in conjunction with revised plans that have raised the height of the finished floor level by 0.3m, the proposals are considered to be acceptable with regards to flood risk.
7.1 The proposed development is considered to amount to appropriate extensions to a largely traditional styled dwelling in countryside, which would successfully respect its character,
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture (DEFA) is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. _____________________________________________________________________
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 01.11.2024 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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