THIS APPLICATION IS REFERRED TO THE PLANNING APPLICATION BECAUSE OF THE SIZE OF THE EXTENSION IN COMPARISON WITH THE EXISTING HOUSE.
The Application Site
The application site is Starley Cottage, Port e Vullen, Maughold. The site comprises a large detached dwelling house. The house has the appearance of being relatively new although it is of traditional Georgian design. It has two storeys and is finished in a white render with a slate roof. The windows are of a sash design but appear to be casements. The house has white painted stone quoins.
The site is located to the eastern end of Port e Vullen, not far from the north east coast of the Island. The site is situated to the south side of the main road through the village and has an extended frontage to this road. The house is set in spacious grounds which extend significantly to the east. The land is relatively flat and open. There are two vehicular entrances from the road.
The Proposal
The application seeks planning approval for the erection of a two storey extension to the east side of the main house. The extension is quite large and the main part of it takes the form of a mock "barn conversion" constructed from Manx natural stone with a natural slate roof. At ground floor at the front the extension would have a triple garage, small garden store and plant room. At the rear would be a family room, gym and office/orangery. At first floor there would be a large en-suite master bedroom with dressing room and TV room. The "barn extension" would be linked to the existing house by way of a new single storey "orangery". This link extension would be finished in render to match the main house and would have a flat parapet roof with a small hipped glass atrium on top of it.
The total length of the extension measures approximately 17 metres. The depth of the extension is similar to the existing house at around 28 metres. The height of the extension is relatively low at 7.6 metres, approximately 0.3 metres lower than the ridge height of the main house. The applicant states that the existing house has a floor area of 463 square metres. The agent reports that the total floor area of the extension is 323 square metres of which 96 square metres are the new garage, garden store and plant room. The total floor area of the
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
12.03.2014
Expected Decision Level:
Planning Committee
resulting house following the extension would be 786 square metres (or 690 square metres excluding the garage, garden store and plant room). The extension would therefore increase the floor area of the existing house by 70%, (or 49% excluding the garage and stores).
Amended plans have been received that apply a natural stone finish to the west facing side elevation of the "barn extension" rather than render. The alignment of the first floor window above the side door has also been pulled in slightly further away from the eaves. These alterations are relatively minor and the amended plans have been circulated for information.
The application follows pre-application discussions with the planning officer.
Planning History
The site has the following relevant history:
10/00976/A – approval in principle refused in 2010 for the erection of a dwelling. 03/00559/PART – approval granted in 2003 for the creation of a vehicular access and driveway. 04/02277/B – approval granted in 2004 for an extension (amendments to 03/00559/B). 03/00559/B – approval granted in 2003 for an extension and double garage. 97/00570/B – approval granted in 1997 for change of use of part field to garden and highway access. 99/01624/B – approval granted in 2000 for extension to dwelling. 99/00318/B – application refused in 1999 for extension including conservatory and garage. 94/00592/A – approval in principle refused at appeal for erection of dwelling. 92/00137/B – approval granted for front porch. 90/00785/B – approval granted for erection of dwelling and conversion of existing cottage to double garage. 88/00569/A – approval in principle granted for extension and garage. 87/04545/A – application refused for extension and alterations. 99/02230/A – approval in principle refused for erection of dwelling.
Planning Policy
The site is treated as open countryside for the purposes of the Isle of Man Development Scheme (Development Plan) Order 1982. The area is also designated an Area of High Landscape or Coastal Value and Scenic Significance.
The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:
General Policy 3:
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
(e) location-dependent development in connection with the working of minerals or the provision of necessary services;
(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage.
Environment 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 overriding 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.'
Environment Policy 2:
'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:
(a) the development would not harm the character and quality of the landscape; or
(b) the location for the development is essential.'
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).'
General Policy 2 of the Strategic Plan is not strictly relevant to this application because the site is on un-zoned land and is situated in open countryside. However, the following parts of General Policy 2 are important planning principles which are relevant to consideration of the application:
General Policy 2 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:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(j) can be provided with all necessary services;
(n) is designed having due regard to best practice in reducing energy consumption.'
Representations
Maughold Parish Commissioners – no objection.
Highways Division – no objection.
Owner/Occupier of Cranstal Cottage, Port e Vullen – comments as follows:
Their property has a private sewerage system which pumps waste from a holding tank uphill into a pipe running under the garden of Starley Cottage, where it joins the main sewerage pipe then onwards into the sea at Port Lewaigue.
Their deeds provide a legal right of access across the length of the sewerage pipe for maintenance purposes, which includes land within the boundary of the application site.
They seek assurances that the proposed extension will not disturb or effect in any way their sewerage disposal system or jeopardise access for maintenance purposes.
A sketch plan is provided with the letter that seems to indicate the location of the private sewer outside of the footprint of the proposed extension.
Owner/Occupier of The Cronk, The Colony, Port Lewaigue – objection:
Planning application 10/00976/A seeking approval for a new dwelling on the adjacent plot was refused.
Planning application 94/0592/B was appealed following the planning committee’s earlier refusal.
The 1982 Development Plan Order zones the land as ‘High Landscape Value and Scenic Significance’. The Order states:
'Development which is permitted in Area of High Landscape or Coastal Value and Scenic Significance or in important landscape and coastal areas as recognised by any new landscape classification, will be subject to higher design standards than would normally be required. Development must be properly integrated into the landscape in terms of scale, materials, architectural style, engineering works and landscaping. Landscape features such as trees, hedgerows, sod banks or traditional stone walls which important to landscape character should be retained. In cases where development is not capable of being sensitively and unobtrusively integrated into the landscape, permission will not be granted.'
Repeats Environment Policy 1 of the Strategic Plan (reproduced earlier in the report).
The main road which the site fronts contains a number of dwellings, which although architecturally very different, do appear naturally spaced. The site forms part of a natural open space which affords a view across open country. The proposed extension would effectively fill this open view across the valley.
The planning report to the refused application 10/00454/REM (site adjacent To Shan Vallah, The Colony, Port e Vullen) referred to criteria a), b) and c) of General Policy 2 of the Strategic Plan.
In summary, the proposal would interrupt the natural flow of dwellings with breaks affording views across open country. The character of Port e Vullen would be adversely affected. The proposed extension effectively fills in a natural space. The main road still has the feel of a natural country village with good spaces between the houses. The proposal would create more of a town effect which would be contrary to the more natural countryside feel of Port e Vullen.
Assessment
The management of new development in the countryside
The site is situated in open countryside where development is strictly controlled. Housing Policy 15 relates to proposals for extensions to houses in the countryside. Paragraph 8.12.2 of the Strategic Plan states:
'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 non-traditional 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.'
The size of the proposed extension is quite large, representing a 70% increase over the floor area of the existing house (or 49% excluding the proposed garage, garden store and plant room). In terms of scale, the proposed extension is akin to a new dwelling. The submitted plans show additional living accommodation to the main house including a family room, gym, office/orangery, large master en-suite bedroom and TV room. If the application is approved, it would be appropriate to restrict occupancy of the extension to ancillary accommodation only by means of a planning condition.
The effect of the proposal upon the character and appearance of the area
Housing Policy 15 of the Strategic Plan states that extensions shall only be permitted on traditional styled properties such as the application site where they '...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.'
The design concept for the main part of the extension is that it will appear as a traditional stone barn that has been converted into ancillary residential accommodation for the main house. It is considered that the proposed design is reasonably successful in this regard. It is probably a much better design approach than replicating the render and architectural style of the existing house, which would possibly appear overdevelopment and far more intrusive.
The "barn extension" would use good quality materials being faced in Manx natural stone and would have a natural slate roof. The windows on the front and rear would be sliding sash. The rear of the extension is finished in render and is a more contemporary design, however, this part of the extension will not be visible from the road or the general public view. There is a substantial hedge at the front of the site alongside the road and this will provide some screening of the extension. The extension will be mostly visible from the two vehicular access points next to the road. The impact of the extension will be reduced by the screening and its traditional barn form. Whilst the extension is quite large and deep, it is considered that it is, on balance, acceptable.
Responding to the objections raised by the owner/occupier of The Cronk, The Colony further to the south, it is considered that the proposed extension would not have a detrimental effect on the character of the landscape. The site is quite flat and low lying and it is felt that the extension would not be particularly intrusive. It would interrupt views of the countryside beyond when seen from The Colony, however, it is not felt that these views are especially important and the impact would be relatively minor in the wider context. The siting arrangement is not considered to raise any particular problems in terms of the pattern of built development in the area.
The effect of the proposal upon neighbour amenity
The proposed extension follows the same building line as the main house and is set back into the site in very spacious grounds. The nearest neighbour is the Gatehouse across the road from the site to the north. The distance to the boundary of that property is approximately 23 metres which is more than adequate for there not to be any harmful impacts on neighbour amenity.
Other matters
The owner/occupier of the next door property, Cranstal Cottage to the east, has expressed concerns about the potential impact of the extension upon their private sewer. The sketch drawing that they have provided with their letter seems to indicate that the sewer would be outside the footprint of the new extension. In any event, this is a civil issue and not a material planning consideration.
The application site (red line) is very large, extending a significantly distance to the east and appears to include land outside the residential curtilage. An amended plan has been sought from the agent, which will better reflect the actual area of the planning unit and should avoid potential future confusion as to the extent of the residential curtilage. The recommendation of this report is subject to the receipt of a satisfactory amended site location plan.
The site would retain ample room for parking and turning.
RECOMMENDATION
Delegated authority is sought to approve the application with conditions, subject to the receipt of a satisfactory amended site location plan.
PARTY STATUS
The following parties should be afforded interested person status:
The local authority, Maughold Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.
Owner/Occupier of Cranstal Cottage, Port e Vullen – an immediate neighbour.
The following parties should NOT be afforded interested person status:
Owner/Occupier of The Cronk, The Colony, Port Lewaigue – not an immediate neighbour
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 07.04.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2.
The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers 130978 3 (site location plan) received on 12 February 2014; Drawing Numbers 130978 1A (proposed) received on 20 March 2014; and Drawing Number and 130978 2B (proposed) received on 25 March 2014.
C 3.
The extension hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling known as Starley Cottage, Port e Vullen as shown on the approved plans and shall not be occupied as an independent dwelling unit.
C 4.
The windows on the north, east and west elevations of the extension hereby approved (not including the orangery/office link extension) shall at all times be of a vertically sliding sash design as shown on the approved drawings.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
