Loading document...
Application No.: 14/00902/B Applicant: Kinrade Construction Ltd Proposal: Erection of a an extension to replace existing conservatory to side elevation Site Address: White House Poortown Road St Johns Isle Of Man IM4 3NQ Case Officer : Miss Laura Davy Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 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.
2.0 THE PROPOSAL - 2.1 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 to the side which steps down to single storey. 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 4.1m x 5m over two floors. This then steps down to single storey which would have a floor area of approximately 3.4m x 5m. Also proposed is the erection of a first floor extension above the existing kitchen. This would provide an additional floor area of approximately 2.8m x 5.6m. - 2.2 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. - 2.3 The proposed extension would have a floor area of approximately 74sqm, 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 55%. - 2.4 If including the store in the existing floor area, the proposed extension would result in a percentage increase of approximately 43%. - 2.5 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.
3.1 There was a recent application for the erection of a two storey extension to replace the existing conservatory, PA 14/00666/B, this application was refused for the following reason:
R1. 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.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 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). - 4.2 Environment Policy 3 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. - 4.3 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).
5.0 CONSULTATIONS - 5.1 No representations received
6.0 ASSESSMENT - 6.1 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. - 6.2 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. - 6.3 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 two storey extension now proposed to the side elevation of the dwelling is approximately 1/3 of the existing dwelling, this then is reduced in size to single storey, it is considered that the proposed extension is appropriate in terms of size, scale, massing and form and follows the principles set out Planning Circular 3/91. The first floor extension to the rear, again, meets the guidance set out in the circular. - 6.4 The proposal would result in the removal of the conservatory which is considered to be an enhancement as the conservatory is neither traditional nor particularly attractive. - 6.5 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 43% increase in floor area if accepting that the existing store forms part of the existing floor space. It is considered that the proposal would comply
7.0 PARTY STATUS - 7.1 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, and the Local Authority, German Commissioners in whose district the land the subject of the application sits.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
26.08.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
This approval relates to Drawing Numbers 01, 02, 03, 04 Rev A and 05 Rev A date stamped 28th July 2014.
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 : Permitted Date : 02/09/14 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed : Sarah Corlett Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
