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THIS APPLICATION IS RECOMMENDED FOR CONSIDERATION BY THE PLANNING COMMITTEE RATHER THAN UNDER DELEGATED POWERS AS THE PROPOSAL RESULTS IN AN EXTENSION WHICH IS MORE THAN THE 50% PERMITTED IN HOUSING POLICY 15 AND THE APPLICATION IS RECOMMENDED FOR APPROVAL
The site represents the curtilage of Round Table House, a detached dwelling situated on the western side of the A27 Colby Glen Road at Ronague, opposite Ronague Chapel. The property is traditional from the front in appearance and proportion (but not detailing - the windows are casement style and the frontage has had dashed render applied at some point in the past) and less traditional from the rear where window openings are not regular or traditional in shape and there is a flat roofed annex attached with horizontally proportioned window within it. There is a small stone outbuilding on the northern elevation with garage doors facing north and a small lean-to stone store on the other gable.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development. On the draft Southern Area Plan published on 23rd October, 2009 the site lies within an area of Incised Slopes. The draft Plan contains the following advice: "Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact."
The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:
The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-
No planning applications have been submitted in respect of this site.
Proposed now are alterations and extensions to the dwelling. No reference to floor areas has been provided in the application, despite pre-application discussions indicating that floor area was an important consideration in the assessment of applications for extension and alterations of existing residential property in the countryside. The existing dwelling provides approximately 111 sq. m of ground floor space including the garage and 62 sq. m on the first floor, resulting in 173 sq. m, measured externally. The proposed scheme includes extensions which bring the accommodation to 144 sq. m on the ground floor and 130 sq. m on the first - a total of 274 sq. m - a total increase of of the existing. The extensions propose building above the side store, extending the garage towards the Ronague Road and providing access from within the site rather than from the road to the north, providing accommodation above the rear sun lounge and lobby, extension of the rear elevation
on the left hand side (south) in two storey form and replacement of the windows in the front elevation with sliding sashes and the dashed render is to be "made good" and painted white.
REPRESENTATIONS Arbory Parish Commissioners indicate that they do not oppose the application. The owner of Ballafodda Farm points out that the land alongside the site is not for sale. Department of Transport Highways and Traffic Division indicate that there is no highway objection to the application.
ASSESSMENT
The proposal should be considered in respect of 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)."
In this case the additional floor area is between 5% and 9% over the recommended 50%. However, the scheme brings about a number of benefits – the existing poor arrangement of windows and annexes on the rear elevation are replaced by more attractive and appropriate windows and massing, the existing front elevation will have new sliding sash windows installed and the existing vehicular access which is on a dangerous bend, alongside the junction of the Ronague and Colby Glen Roads will be removed and replaced by a new parking arrangement accessed from a safer location. In addition, the present rear elevation is of very poor form and will be improved visually.
As such, whilst the proposal will be in excess of the recommended 50%, in this case the appearance of the property will be improved and the vehicular access made significantly safer. As such, the application is recommended for approval.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The owner of Ballafodda Farm is immediately alongside the site and as such should be afforded party status.
Further to the completion of the officer's report a further submission was received from the owner of Ronague Chapel, offering their support for the application. This party should be afforded party status as they are immediately alongside the site.
Recommendation Recommended Decision: Permitted Date of Recommendation: 12.02.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval 26 February 2010 10/00014/B Page 3 of 4
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the replacement of existing windows in the property and the alterations and extensions, all as shown in drawings 0912/01, 0912/02, 0912/03 and 0912/04 all received on 6th January, 2010.
The works to be undertaken must include the replacement of windows in the front elevation of the existing dwelling and the closing off of the existing vehicular access onto the Ronague Road, all as shown in 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 Town and Country (Development Procedure) 2005
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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