Loading document...
| Application No.: | 14/00666/B |
| Applicant: | Kinrade Construction Ltd |
| Proposal: | Erection of a two storey extension to replace existing conservatory |
| Site Address: | White House Poortown Road St Johns Isle Of Man IM4 3NQ |
| Case Officer: | Miss Laura Davy |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Officer Delegation |
The application site is the curtilage of White House, Poortown Road, St Johns which is a two storey detached traditional cottage with additional accommodation within the roof space which is served by two flat roof dormers in the front roof slope. It is a double front cottage with a u PVC and glazed conservatory to the side and a mono-pitched single storey store to the other side which is not internally linked. At the rear there is a single storey mono-pitched kitchen and outlet extension. There is also a parking area and detached garage approximately 13m from the side elevation in an easterly direction.
The application seeks approval for the inclusion of the adjoining store, the removal of the existing conservatory and the erection of a two storey extension. The store would result in an additional floor area of 3m x 5.6m and the two storey extension would have a floor area of approximately 7.6m x 5m over two floors.
An access from the main dwelling in to the existing store would be created and the door in the front elevation would be replaced with a window. The two storey extension would replace the existing conservatory; the ridge line of the extension would be just lower than the existing dwelling and would be set back from the front elevation of the main dwelling.
The proposed extension would have a floor area of approximately 76sqm, the existing store has a floor area of approximately 16.8sqm. The proposed extension and the addition of the existing store would result in a percentage increase of approximately 62%.
If including the store in the existing floor area, the proposed extension would result in a percentage increase of approximately 46%.
The proposed extension would have windows in the front elevation similar to the existing windows. The side elevation would have two windows at first floor and French doors at ground floor level. There would be no windows in the rear elevation.
There are no recent previous planning applications relating to the site.
The application site is within a wider Area of High Landscape or Coastal Value and Scenic Significance and also within an area of Woodland identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider Environment Policy 3 and Housing Policy 15 of The Isle of Man Strategic Plan (20th June 2007).
Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
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).
Highway Services of the Department of Infrastructure do not oppose
German Commissioners do not object.
The application seeks approval for the alterations and the extension of the dwelling. The main issues to consider in the assessment of the application are the principle of the extension, the impact upon the character and appearance of the property, the percentage increase in terms of floor area and the impact upon the character and appearance of the area in general.
The application site is within an Area of High Landscape or Coastal Value and Scenic Significance and also within an area of Woodland, the countryside is not zoned for further development. There are policies within The Isle of Man Strategic Plan which allow for the extension of existing dwellings in the countryside. In this instance Housing Policy 15 is considered to be relevant.
Housing Policy 15 goes on to say that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property. The existing dwelling is an attractive traditional dwelling which benefits from its traditional proportions and balanced appearance. The proposed extension would be inappropriate in terms of its size, scale, massing and proportions. Planning Circular 3/91 provides a guide to the design of residential development in the countryside. The proposed development has not followed the principles set out in this design guide and as a result fails to respect the existing dwelling.
Whilst the proposed development would result in the removal of the existing conservatory which is not traditional or particularly attractive, it would also propose an extension which would be significantly larger, more intrusive and would not respect the existing property in terms of proportion, form and design.
Housing Policy 15 also considers the increase in floor space which only exceptionally will permission be granted where extensions measure more than 50%. As set out under the proposal the extension would result in 46% increase in floor area if accepting that the existing store forms part of the existing floor space. Whilst the proposed extension would not exceed a 50% increase in floor space it is considered that the proposed extension would have a detrimental impact upon the character and appearance of the property and would be highly visible within the street scene.
The application site is within an area of woodland but the proposal would not be within the tree canopy and would not result in the loss of any trees, the proposal would therefore comply with Environment Policy 3.
For the above reasons the application is considered to be unacceptable and is recommended for refusal.
In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority, German Commissioners in whose district the land the subject of the application sits.
Recommended Decision: Refused
Date of Recommendation: 08.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. Due to the size, design and massing of the extension the proposal would not respect the proportion, form and appearance of the existing property and would be contrary to Housing Policy 15 of The Isle of Man Strategic Plan.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Head of Development Management/ Senior Planning Officer.
Decision Made : Refused Date: 10/7/14
Signed: ... Chris Balmer
Signed: ... Sarah Corlett
Senior Planning Officer Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Senior Planning Officer Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: Michael Gallagher Jennifer Chance Head of Development Management
8 July 2014 14/00666/B Page 4 of 4
Signed: Michael Gallagher Jennifer Chance Head of Development Management
8 July 2014 14/00666/B Page 4 of 4
Copyright in submitted documents remains with their authors. Request removal
