Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:22854}}

Officer's Report

THE APPLICATION IS TO BE DETERMINED BY THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER

THE APPLICATION SITE

1. The application site is the residential curtilage of 4 Grenea Cottages, a two storey semi detached dwelling sited on the northern side of the A5 New Castletown Road between Strandhall Farm and Kentraugh. The dwelling is in a row of four other dwellings, two of which are detached properties 'Thie Grenea' and No. 2 Grenea Cottages. No. 4 Grenea Cottages adjoins No.3 Grenea Cottages on the western elevation. The dwellings are south facing an all benefit from open areas on the southern side of the A5 directly adjacent to the dwellings.

1. The application site is finished in a painted render with PVC framed windows throughout. The existing dwelling has a slate pitched roof and shares a chimney stack with No. 3 Grenea Cottages. To the rear of the property is a single storey workshop. The dwelling is bounded by a wooden fence to the adjacent field to the east of the application site main dwelling and a low rise concrete wall to the front.

1. The row of properties is considered to have similarities in their appearance but they are not consistent in style. In particular the property next door but one has undergone some quite radical changes in its external appearance. The application site and No. 3 Grenea Cottages are uniform in design and mirror the layout of one another. The two adjoining dwellings both comprise porch outriggers to the front of the dwelling with an area of hardstanding. 'Thie Grenea' and No. 2 Grenea Cottages are two very different properties with the only similarities being 'Thie Grenea' No.s 3 and 4 having eaves level dormer roofs and pitched roofed porches on the front elevation. No. 2 Grenea Cottages has a large projecting two storey bay across the front elevation which very much dominates the front elevation, with a predominantly glass upper level and a flat roofed porch in the centre of the ground floor.

The Proposal

1. The planning application seeks the approval for the erection of a two storey extension incorporating a car port, single storey extension to the rear elevation with the removal of the workshop and widening of the vehicular access.

1. The proposed two storey extension to the west side elevation would be erected on the existing drive and would comprise an open car port with an en-suite bedroom above to the first floor. The proposed extension is to project 4.1 metres from the existing dwelling and is to have a depth of just less than 8.1 metres. The proposed extension will follow suit of the main dwellinghouse in the sense that the front section will have a roof pitch with a flat roof the rear. The overall height of the proposed extension would measure just less than 6.5 metres.

1. The proposed single storey extension to the rear is to project jut less than 4.2 metres from the rear elevation and has a length of 4.2 metres. The proposed single storey extension would have a flat roof with a roof lantern installed measuring metres with a height of 0.5 metres. The new proposed single storey extension would have a height of 2.9 metres and would comprise a kitchen.

1. The proposed extensions are to be finished in all materials to match that of the main dwellinghouse.

1. The final element of the proposal is to increase the existing vehicular access from 4.4 metres to 6.3 metres and replace the patio area with block pavilions.

Planning History

1. The application site has been the subject of three previous planning application that are considered specifically material to the assessment of this current planning application:

PA 12/01026/B: Erection of a two storey extension to side elevation, single storey extension to rear elevation, removal of rear workshop and widening of vehicular access. This previous application was refused on the grounds that the proposal could not provide an adequate level of parking provision to meet the needs of the development which in turn would undermine vehicular and pedestrian safety.

PA 12/00238/B: Extension to side and rear of dwelling to replace existing garage. This previous planning application was refused on the grounds that the proposal was an inappropriate form of development that would have a harmful impact on the character of the landscape and that the proposed extension would increase the impact of the building as viewed by the public.

PA 06/01192/B: Alterations and erection of single storey extension to side and rear elevations. This proposal comprised a single storey extension to the rear and a single storey garage extension to the side, both with roof ridges extending to a height slightly above the eaves level of the original house and slightly below the level of the flat roofed rear extension to the house. This previous planning application was permitted.

PA 99/00922/B: Extension to dwelling and erection of garage. This previous planning application was refused on appeal.

1. No. 2 Grenea Cottages has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of

this planning application:

PA 10/00899/B: External alterations, formation of rear roof terrace and replacement of existing roof profile. This previous planning application was permitted.

PA 09/01570/B: External alterations, rear roof terrace and replacement of existing roof profile to dwelling house. This previous planning application was permitted and further refused at appeal.

Planning Policy

1. The application site is not designated for any site specific purpose but is in an area recognised as an Area of High Landscape or Coastal Value and Scenic Significance under the 1982 Isle of Man Development Plan.

1. Under the Modified Draft Area Plan for the South Map 2 Landscape Assessment Areas the site is on land not zoned for development, and the Landscape Assessment indicates the site as being within an area is characterised as being part 'Rugged Coast' and part 'Undulating Lowland Plain'. The two strategies for these areas are:

Bay ny Carrickey (E9): Rugged Coast

"The overall strategy is to conserve the strong sense of openness throughout the area, with strong field pattern as well as the setting of the numerous archaeological sites and wartime structures within the area."

Poyll Vaaish and Scarlett Peninsula (F8): Undulating Lowland Plain

"The overall strategy is to conserve the character, quality and distinctiveness of the tranquil and coastal area with its rich ecological habitats, open and expansive panoramic views, sites of archaeological importance and to conserve the coastal setting of Port St. Mary."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:

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:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

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."

Representations

1. The Highways Division have no objections to the current planning application but note that the proposal provides 2 off road parking spaces as existing; improvement has

been made to the access by widening it.

Assessment

1. The current planning application has been submitted following a refusal for previous planning application 12/01026/B. This current planning application aims to address the reason for refusal and provide adequate parking provisions with an associated first floor extension.

1. As previously mentioned the application site is within an area that is not designated for development and is within an area of High Landscape or Coastal Value and Scenic Significance therefore it is imperative that the development would not harm the character and quality of the landscape. In addition to this, given the nature of the proposed development it is essential that the proposed development would not harm the residential amenity of the local residents of neighbouring properties and that the development respects the main dwellinghouse and does not increase the impact of the building as viewed by the public.

1. The application site is not only in an area of High Landscape or Coastal Value and Scenic Significance, as identified on the 1982 Isle of Man Development Plan but is also in area recognised as Undulating Lowland Plain and forms part of the Rugged Coast and therefore the proposed development should conserve the surrounding area.

1. The proposed rear and side extension with associated car port are considered to be a relatively modest form of development and not considered to cause a harmful impact on the character and quality of the landscape and surrounding area. The proposed extensions are judged to be in keeping and sympathetic with the main dwelling as that of the previous planning application PA 12/00238/B.

1. Given that the application site dwelling is not considered to be of traditional form and is judged to be non traditional, Housing Policy 16 is most relevant in the assessment of the proposal as viewed by the public. Whilst the development would increase the size of the property, it is considered that this would not cause any adverse impacts on public and private amenity. The proposed extensions to the eastern elevation and northern rear elevation are judged to respect the existing dwelling and do not appear as intrusive or incongruous features.

1. The introduction of a car port below the proposed fist floor extension allows for the retainment of two onsite parking spaces and subsequently would not give rise to any adverse highway impacts as that of the previous planning application 12/01026/B. The widening of the driveway also allows for improved visibility in turn improving highway safety and general amenity safety of those using the highway including the local residents of the application site.

1. Overall its is concluded that the planning application has addressed the reason for refusal of PA 12/01026/B successfully and complies with the provisions set out in Bay ny Carrickey (E9): Rugged Coast and Poyll Vaaish and Scarlett Peninsula (F8): Undulating Lowland Plain of the Modified Draft Area Plan for the South and Environment Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Rushen Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval for the erection of a two storey extension to side elevation incorporating a car port, single storey extension to rear elevation, removal of rear workshop and widening of vehicular access relates to drawing number 12/43/01 and 12/43/02 both date stamped 9th October 2012.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: ... Committee Meeting Date: ...

Signed: ... Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO