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Applicant: Mr John Ieuan Davies Proposal Demolition of flat-roofed garage; demolition of flat-roofed single-storey structure on south-eastern elevation; the renovation and extension of the remaining existing dwelling; erection of an attached double garage Site Address Dreem Aalin Port E Vullen Ramsey Isle Of Man IM7 1AP Case Officer : Chris Balmer Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 26.11.2024
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. It is considered that the proposal would result in an overall improved architectural designed and finished property than what currently exists, and represent an overall environment improvement to the site, without having a significant impact upon public views. While
accepting the proposal would result in a larger dwelling, in this case it is considered the proposal would respects the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around and fit with the character of the surrounding landscape complying with General Policy 2 (b) & (c). Furthermore, while it would potential increase the impact of the building as viewed by the public given the size increase, it is considered the proposals would represent a betterment over the existing dwelling which has little architectural interest or character and therefore improvement the built form on the site/countryside, complying with Housing Policy 16. Finally, it is considered the proposal would also not adversely affecting the countryside or harming the character and quality of the landscape and therefore complying with Environment Policy 1 and 2 of the Isle of Man Strategic Plan.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 23.10.2024.
_______________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection (condition sought is not required as no alterations are access are proposed). Local Authority - No Objection It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria: 1 Mount Sayle - as owner of adjacent field
________________________________________________________________ Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
1.0 THE APPLICATION SITE - 1.1 The application site is Dreem Aalin, Port E Vullen, Ramsey. The site are to the southwest of the A15 road (Maughold Road) and east of Jacks Lane and west of Maughold Village. The dwelling is a modern single storey detached bungalow which is partially apparent from the Maughold Road, albeit Manx sod banks along the roadside boundary of the Maughold Road help reduce the appearance of the dwelling with the roof being the main element of the dwelling being publically visible from either direction (southeast and northwest of site). The property has gardens to the front and rear. The rear gardens slope gradually downwards to the rear boundary.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the demolition of flat-roofed garage; demolition of flat-roofed single-storey structure on south-eastern elevation; the renovation and extension of the remaining existing dwelling; erection of an attached double garage. - 2.2 No extension of the residential curtilage is proposed. - 2.3 In support of the planning application the applicants comment; "…Dreem Aalin was purchased in 2022 and approval was granted, in 2023, to demolish and replace the existing bungalow with a house of traditional Manx design. A change in personal circumstances has since required a reconsideration of requirements and the size of the
property. The proposal is to maintain the core building but to demolish the existing flat roofed garage to the northwest side of the property and replace it with a two-storey side extension with dormer windows. To the south-east elevation, erect a double garage linked to the existing chalet bungalow by rebuilding the existing flat roofed extension of utility and W/C with a pitched roof. To the rear, south-west elevation, construct a single storey orangery with a central glass roof lantern.
It is proposed to clad the existing front gable and rear orangery in stone and the remainder of the property to be rendered and painted. All new roof structures will be constructed with concrete tiles on a 40-degree pitch, with 200mm roof overhangs, to match the existing roof structure. Solar panels will be inset into the tiles on the southeast and southwest facing roofs.
The current site access will be retained, maintaining the screening and privacy provided by the substantial sod bank and hedge to the front of the property. Additionally, all the established trees, hedging and planting elsewhere on the plot will also be retained.
The mature trees at the lower end of the garden, away from the house, offer effective wind protection and help break up the visual profile of both the existing and proposed dwelling when viewed from a distance."
3.0 PLANNING HISTORY - 3.1 The previous applications which are considered relevant in the determination of this application: - 3.2 Demolition of existing dwelling and replacement with new dwelling - 22/01395/B APPROVED. This new dwelling would be two storey in height any appears as a traditional Manx farmhouse in form within white painted render finish and slate roof. However, it also includes more classical features includes which included two storey bays to either side of the central doorway, decorative banding at first and eves level, inclusion of small pitched roof bay windows within roof plan/above bays. To the rear there is a traditional two storey outrigger and attached/continuation of the rear outrigger is a more contemporary two storey element, with larger amount of glazing and finished in a light grey painted render. This proposal would equate to an approximate 128% increase (proposed floor area approx. 342sqm & existing floor area approx. 150sqm).
3.2 A single storey detached garage/workshop to the southern eastern gable of the dwelling is also proposed. This building is finished in a mixture of Manx stone and grey painted render. - 4.0 PLANNING POLICY
4.1 The site sits within an area designated as an Areas of High Landscape or Coastal Value and Scenic Significance, not designated for development under the IOM Development Plan Order 1982. The site is not within a Conservation Area.
4.2 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: - 4.3 Environment Policy 1 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."
4.4 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:
4.5 Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
4.6 Housing Policy 16 states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." - 4.7 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside - 4.8 Class 17 Private garages and car ports states; "The erection of a private garage or car port within the curtilage of a dwellinghouse. Conditions:
5.1 Highway Services comment (01.11.2024); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking subject to a condition that the proposed driveway on the approved plans must be completed before first occupation and be of bound and consolidated material within 5m of the public highway (for safety purposes so that cars are parked on-site and gravel does not get dragged on the public highway)."
5.2 Garff Commissioners comment (11.11.2024):
6.1 The principle issues to consider with this application are; the potential visual impact of the works to the countryside setting/landscape. POTENTIAL VISUAL IMPACT OF THE WORKS TO THE COUNTRYSIDE SETTING/LANDSCAPE
6.2 The starting point is perhaps to consider Housing Policy 16 given the property is of a non-traditional dwelling i.e. Manx vernacular, having the proportion, form and appearance of a more modern property from the mid to late twenty century (approx. 1950's), having a pitched roof design to the main dwelling, but with flat roofed extensions to either side elevation, including the garage which is linked high a high wall. The property has a variety of different windows sizes/styles, concrete tiles and render finishes. - 6.3 General Policy 2 includes requirements that the development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Further, Housing Policy 16 indicates that the extension of nontraditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. - 6.4 Firstly, it is important to note the context of the site and how publically visible the existing dwelling is within the landscape. From the southeast (travelling from Maughold Village) the road is set above the site and due to the topography of the area the views are down towards the southeast elevation of the dwelling. Views from the northwest (travelling from Port E Vullen) look upwards towards the site would look at the northwest elevation of the dwelling. From both viewpoints the roof of the existing bungalow is apparent in certain locations, albeit from the northwest viewpoints the building is generally well screened from public views, with the ground floor of the property well screened, namely given the roadside Manx sod banks and boundary features (landscaping & grass banks) along the boundaries of the application site. Only when stood at the access to the site is the dwelling especially apparent. Accordingly, public views of the majority of the dwelling are well screened from public views. - 6.5 The proposal would increase the dwellings floor area and mass and therefore cannot be argued it would have a less visual impact. The existing dwelling floor area equates to approximately 168sqm (including garage and attic accommodation). The proposal would result in a dwelling having a total floor area of approximately 323sqm (includes garaging, attic accommodation and the demolished existing extensions). This equates to a percentage increase of approximately 92%. It should be noted that for extending dwellings considered to be non-traditional or poor form or inappropriate form, the policy does not considered the percentage increase (Unlike HP14 and HP15); however, it is considered useful to judge in figures what the size increase would be. - 6.6 As outlined, Housing Policy 16 indicates that extension of non-traditional form will not generally be permitted where this would increase the impact of the building as viewed by the public. It cannot be argued that the proposal would not increase the impact from public views, the proposed dwelling would increase in size and height. However, in this case the proposed
7.1 It is considered that the proposal would result in an overall improved architectural designed and finished property than what currently exists, and represent an overall environment improvement to the site, without having a significant impact upon public views. While accepting the proposal would result in a larger dwelling, in this case it is considered the proposal would respects the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around and fit with the character of the surrounding landscape complying with General Policy 2 (b) & (c). Furthermore, while it would potential increase the impact of the building as viewed by the public given the size increase, it is considered the proposals would represent a betterment over the existing dwelling which has little architectural interest or character and therefore improvement the built form on the site/countryside, complying with Housing Policy 16. Finally, it is considered the proposal would also not adversely affecting the countryside or harming the character and quality of the landscape and therefore complying with Environment Policy 1 and 2 of the Isle of Man Strategic Plan.
7.2 It is recommended that the application be approved - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 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).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 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. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 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 the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…09.12.2024 Signed :…………C BALMER……………….. Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate YES/NO See below
Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Application No. : 24/91201/B Applicant : Mr John Ieuan Davies Proposal : Demolition of flat-roofed garage; demolition of flat-roofed single-storey structure on south-eastern elevation; the renovation and extension of the remaining existing dwelling; erection of an attached double garage
Site Address : Dreem Aalin Port E Vullen Ramsey Isle Of Man IM7 1AP Principal Planner : Chris Balmer Presenting Officer As above Addendum to the Officer’s Report
The Case Officer proposed that if the Members were so minded, an additional condition/note could be included stating for the avoidance of doubt no approval had been granted for the removal or alteration of the existing Manx Sod Hedge, but confirmed that its removal and/or alteration of the access would be development for which planning approval was required and to remove it would be a breach of planning control. Mr Young proposed a further condition regarding the existing Manx Sod Hedge, which was seconded by Mrs Hughes, in order to recognise and support the concerns expressed by the local Authority.
"C4. For the avoidance of doubt no approval is hereby given for the removal or alteration of the existing access and the adjacent Manx Sod Hedge to the front roadside boundary.
Reason: for the avoidance of doubt and to ensure that the development is carried out in accordance with the submitted details."
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