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| Application No.: | 14/00784/B |
| Applicant: | Mr Brian & Mrs Julie Faragher |
| Proposal: | Alterations and extensions to dwelling |
| Site Address: | Croft House Church Road Santon Isle Of Man IM4 1EZ |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | |
| Site Visit: | 24.07.2014 |
| Expected Decision Level: | Officer Delegation |
1.1 The site is a parcel of land which lies on the eastern side of the Church Road which leads from the old Castletown Road (A25) to Santon Church and further south to Arragon Mooar and Arragon Veg where the road becomes a public footpath. The site is 1.2ha (around 3 acres) of land which is all mown and indistinguishable from the area immediately around the house. As such it is accepted that this is the residential curtilage as it has been defined in all of the previous applications.
1.2 The existing property is a handsome, traditional property which has had some alterations. It has a perpendicular extension at the rear to which there is a small single storey annex added and alongside there is a dormer building which is linked to the main house by a short section of roofed walling. The front of the property faces down the road (south) such that the side faces towards the road with the linked part sitting behind the house and away from the public gaze. These additions were added under the approval granted under PA 07/01738 and are complete. The dwelling is partly screened behind a roadside hedge: what can be seen is a well designed and finished traditional dwelling.
1.3 The side elevation is clearly visible from Church Road alongside the site. The front elevation is also visible from Church Road from the south. All still retain their traditional character and charm and whilst the property has been extended it still appears in proportion.
2.1 Proposed are further extensions, adding slightly more accommodation than has been approved in the past (see Planning History). Proposed is the installation of two dormer windows in the front pitch (south elevation) and one in the rear and two Conservation rooflights in between the two dormers in the front pitch: the roof is to be taken off and reconstructed with a 40 degree pitch compared with the existing which is 35 degrees, adding a further 700mm to the ridge level. The rear annex is to remain at the slightly lower height. Also proposed is the installation of a portico on the front door: this will be a simple two column supported projection of 1.5m which are 2.6m apart around the front door, with a roof finished in fibreglass.
2.2 Also proposed is the addition of an orangery which ties in with the side and rear of the existing house. This will have rendered walling, a lantern style roof with full height uPVC framed windows facing towards the road.
2.3 Proposed at the rear is a small infill additional with another lantern light within a fibreglass roof sitting between the rear single storey annex and the link.
2.4 The applicant has explained that the occupants are a family with two parents and three young children who are in the process of selling their dairy herd from a farm round the corner from the application site although retaining 100 acres which they plan to manage in the future. They would like additional space for their boots, working dogs and paraphernalia associated with the farming operation and would like to think that the design is in keeping with the traditional character and appearance of the property.
3.1 The site lies within an area of Open Space and High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982. As such, there is a presumption against development but there is provision for the alteration and extension of existing property: notably Housing Policy 15 which states:
"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)."
3.2 In this case the new accommodation will provide a further 30 square metres. However, it is not irrelevant that the previous application more than doubled the amount of existing floor space - 159 sq m added to an existing 150 sq m of floor area in addition to a new detached garage which is situated to the side of the dwelling, effectively in the rear garden and generally out of sight.
4.1 Planning approval has been sought for the following works:
5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application.
6.1 The critical issues in this case are the visual impact of the proposed extensions and their impact on the character and appearance of the property. In assessing this the amount of what is proposed that is visible from the road is the most important element of the scheme and in this respect the front pitch dormers, the portico and the side orangery would be the
elements which will be seen by the passing public. In this respect it is important that the approved access shown in PA 10/00679 is currently under construction which renders more of the site to be visible than may be the case but not significantly more of the house than is visible from the existing access points.
6.2 The dormers are traditional in nature and form and will not harm the character of the property. Whilst the portico is a little grander than is the current character of the property, it is not a prominent or significant element of the scheme nor would it significantly detract from the appearance of the property.
6.3 The side extension will add to the bulk and footprint of the property but not its overall "square" and bearing in mind that the extension is single storey, it is not considered that this significant affects the appearance of the property.
6.4 The other extensions and alterations will not be easily seen but in any case are not considered objectionable.
6.5 The scheme is considered to be in accordance with HP 15 and is recommended for approval.
6.6 The suspension of the Town and Country Planning (Permitted Development) Order 2012 should be reiterated in the conditions attached to this application.
7.1 The local authority, Santon Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted
Date of Recommendation: 04.08.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 or any Order revoking or re-enacting that Order, no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flagpoles, decking, garages or tanks for the storage of fuel for domestic heating shall be erected or installed (other than those expressly authorised by this approval).
This approval relates to drawings 1245.1, 1245.2, 1245.3, 1245.4 and 1245.6 and the location plan all received on 2nd 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 : 4/8/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer
Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett
Senior Planning Officer
Signed : _________________________ Jennifer Chance Head of Development Management
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