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Application No.: 24/90991/B Applicant: Prospero Facilities Services Limited Proposal: Demolition of conservatory; creation of two-storey link extension between house and garage/gymnasium block; small first floor extension over existing rear lobby; changes to external finishes Site Address: Pine Trees Dalby Isle Of Man IM5 3BP Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.01.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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 siting, design and finish of the extension is an acceptable level of development to an existing property that comprises traditional qualities and without adversely increasing its visual impact from public view or within the wider countryside. The proposed development complies with General Policy 2, Housing Policy 15 and the Residential Design Guide and it is recommended that the application be approved.
Plans/Drawings/Information; This approval relates to the following drawings and documents received 23 August 2024:
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 Pine Trees is a detached two storey dwelling located to the northwest side of Dalby Road. - 1.2 The property provides three bedrooms with a family bathroom and one en-suite at first floor level. To the ground floor is a lounge, family room, kitchen and utility. There is a modest conservatory to the rear and a detached building to the north, which is split over two floors, with a gym at ground floor and garage above, which is at the same level as the highway. - 1.3 The principle elevation of the dwelling is to the southwest, facing along the highway. The property is a traditional dwelling with a well-balanced elevation to the southern west. It is finished in painted render. - 1.4 Although two-storey in scale, the dwelling and garage appear to be largely single storey from the roadside, with the buildings being set into ground that rises from west to east.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the erection of a two-storey extension linking the existing dwelling to the garage/gym and the construction of a first floor addition above the porch to create an en-suite bathroom. - 2.2 The extension will allow the remodelling of existing accommodation and provide a new open plan kitchen, dining and living space at ground floor with a master bedroom, en-suite, and dressing room and landing area at first floor. - 2.3 The proposals will be finished externally in white render, random stone and grey timber effect cladding to the walls, slate roof, grey fenestration and fascia's, black rainwater goods and frameless glass balustrades to the rear terrace.
3.0 PLANNING POLICY - 3.1 The site lies within an area zoned as not designated for any particular purpose and within a High Landscape Value and Scenic Significance, both zoning can be seen on the Isle of Man Development Plan Order 1982. - 3.2. Policies within the Isle of Man Strategic Plan 2016 and Design Guide are used to assess the proposal. - 3.3. Whilst there is a general presumption against development in the Countryside (EP's 1 and 2, and GP3), given the existing residential use of the dwelling HP15 is relevant along with the general standards towards development listed in GP2. 3.4 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.5 Housing Policy 15 is of relevance due to the traditional elements of the property, which states (in full), "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)" Residential Design Guide (2021) - 3.6 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.
4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY
5.1 There is no planning history of material planning relevance. 6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Patrick Commissioners - No observations received. DOI Highway Services - No interest registered.
6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT
7.1 The key issues to consider here are the visual impacts of the proposals on the character and appearance of the existing dwelling, the visual impacts from public view and the impact on the countryside. IMPACT UPON ORIGINAL DWELLING
7.2 The existing property is a traditional property with a pitched slate roof, well balanced elevations and painted render as the predominant material.
7.3 The main extension to the dwelling will infill the space between the existing building and detached garage/gym. On the submitted dwellings the scale of the extension appears larger than it will in reality. The existing dwelling has a GIA of approximately 172m2 and the proposed extension will measure approximately 84m2, so the proposal fits within the scale limitations set out in Strategy Plan Housing Policy 15. - 7.4 The first floor of the main two storey extension will be visible from the highway but from here, the extension will be seen as in keeping with the original dwelling and its siting will not interrupt the character or appearance of the original dwelling and the southwest elevation. - 7.5 Whist the two storey addition will tie in at eaves and ridge level, it is designed to be visually subservient to the original dwelling with the use of materials that create a distinct visual separation of the original building. The contemporary appearance to the extension will ensure that the original dwellinghouse can be read as a standalone entity and its character and appearance will therefore be protected. The impact of the first floor extension upon the original dwelling is acceptable and it is considered that there will be no adverse impact upon the street scene given the position of the dwelling, which is set back from the highway. - 7.6 The extensions will be finished in materials that are reflective of the area but also create a visual separation with the original dwelling. The proposed materials are considered to be acceptable. It is considered that virtue of its siting, size, design and finished appearance, the proposals will not give rise to any significant harm to the character or appearance of the original dwelling. IMPACT UPON PUBLIC VIEWS AND THE COUNTRYSIDE - 7.7 As noted above, the proposed extensions will be largely seen at first floor level only where the dwelling sits at approximately the same level as Dalby Road. Only the first floor will therefore be visible from public vantage points, as there are no known views of the property from publicly accessible land to the west. - 7.8 The main extension will infill a space between the dwelling and garage/gym. This will remove a very small view currently available between buildings from the highway, which does allow a partial view of agricultural fields and the coastline to the west. Notwithstanding, the extensions will have no other perceived impact upon public views in the area or upon the countryside, with development being contained entirely within the domestic curtilage. - 7.9 Public views and the character and appearance of the countryside will therefore be unaffected by the proposals. OTHER MATTERS - 7.10 Regarding other material considerations, the site is not located within a Conservation Area or in proximity to Registered Buildings such that the development would impact upon the setting of protected areas.
7.11 There are no immediately adjoining residential properties and so the development will not impact upon amenity in the area.
8.1 The siting, design and finish of the extension is an acceptable level of development to an existing property that comprises traditional qualities and without adversely increasing its visual impact from public view or within the wider countryside.
8.2 The proposed development complies with General Policy 2, Housing Policy 15 and the Residential Design Guide and it is recommended that the development be permitted. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture 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 the Right to Appeal.
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: 16.01.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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