Planning Officer Report

Officer's Report

Application No.:	12/01637/B
Applicant:	Mr Jeremy & Mrs Wijkie Dawson
Proposal:	Alterations and erection of a two storey extension to dwelling
Site Address:	Graystones Ballakillowey Road Colby Isle Of Man IM9 4BN
Case Officer:	Miss S E Corlett
Photo Taken:
Site Visit:
Expected Decision Level:	Planning Committee

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE EXTENSION IS MORE THAN 50% OF THE FLOOR AREA OF THE EXISTING DWELLING

The Site

1. The site is the curtilage of an existing dwelling situated on the eastern side of the Ballakillowey Road. Brown Roofs is a property which sits across the road from the application site and slightly to the north on the same side of the road as Brown Roofs, is High View. The application property and High View are both older, traditional properties: Brown Roofs is a more modern dormer bungalow. Walton Cottage lies approximately 100m to the north and is a traditional cottage which has been extended to the side and a detached garage built behind. To the north of this are Empress Villa and Friary Croft, both of which are traditional cottages and which straddle the road opposite each other.

1. The application property is a traditional cottage which has been extended to the rear in flat roof, two storey form and there is a small lean-to porch on the front elevation and a sheeted shed to the east of the main dwelling.

1. The property is stone faced other than the rear extension which is finished in render, with traditional chimney stacks and sliding sash windows which have white painted concrete bands around them. The roof is slated with small rooflights installed.

The Proposal

1. Proposed is the extension of the dwelling. The extension will be to the right of the main frontage and will project 5.3m from the eastern gable of the dwelling, replacing the existing shed. The extension will be two storey with a stone plinth up to a height of 1m and the rest of the frontage finished in render, The extension will be slightly, 300mm, lower than the height of the main ridge. The extension will have a long, two storey window in the front elevation with oak frame and totally glazed throughout in front and sides. A replacement porch is also proposed - a pitched roof with stone plinth and oak frame to match the proposed long window.

1. The rear flat roofed extension is to be given a pitched roof at right angles to the main ridge and also proposed to the rear of the side extension is a rear extension which is slightly (400mm) lower than the main ridge. Both rear extensions are to be finished in render. A new set of steps are proposed at the rear.

1. The extension will represent an increase in floor area from 128 sq m (152 sq m including the attached garage/store) to 219 sq m - an increase of 71% (44% if the existing garage store is included).

Planning Policy And Status

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 and the Arbory and East Rushen Local Plan as of High Landscape Value and Scenic Significance. On the draft Southern Area Plan the site lies within an area of open space. The Landscape Character Assessment depicts the site as lying within an area of Incised Inland Slopes.

1. The Strategic Plan has policies which presume against development in the countryside but provide guidance for the extension and alteration of traditionally styled dwellings as follows:

Housing Policy 15 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)."

Planning History

1. The most recent relevant planning application for this site is PA 10/01187 which was for a similarly sized extension as is proposed here but with a fully glazed side extension and a detached garage. This was approved by the Planning Committee but following an appeal by Rushen Parish Commissioners, the application was recommended for refusal by the independent Inspector and refused by the Minister following the appeal hearing. The reason for refusal was that "the distinctively design glazed gable would introduced an alien feature that fails to respect the gable ended form Instead of the subordinate and complementary extension advocated by the Planning authority, due to its conspicuous size, height, striking gable-fronted form and contrasting materials, the addition would dwarf the existing gable-ended dwelling. The identity of Graystones would no longer be that of a gable-ended Manx cottage but would be subordinated within a conspicuously designed house the principal feature of which would be the two storey glazed gable window." He "understands" the easing of the floorspace beyond the usual 50% due to the remodelling of the "ugly" flat-roofed rear extension but concluded that the glazed gable window would be so detrimental to the character and appearance of the property as to warrant refusal.

Representations

1. Rushen Parish Commissioners indicate that they consider the form of extension much improved on the previous scheme but note that the application proposes more than a 50% increase in floor area which is referred to in planning policies.

Assessment

1. The critical considerations in this case are whether the proposed extensions respect the proportion form and appearance of the existing property. As guidance, the policy indicates that only exceptionally will permission be given for extensions which represent more than 50% of the existing floor area. The proposal involves an increase of more than 50% of the existing floor area and as such the Committee need to be satisfied that there is an exception to be made in this case and the comments of the previous inspector are relevant in this assessment. He "understood" the easing of the floorspace beyond the usual 50% due to the remodelling of the "ugly" flat-roofed rear extension but his conclusion was that the glazed gable window would be so detrimental to the character and appearance of the property as to warrant refusal. It is concluded from this that the size of the extensions were not in themselves a reason for refusal.

1. This application also proposes to remodel and remove the flat roofed annex at the rear and as a result the rear elevation which is clearly visible from the highway will be much improved. This is considered to be a significant improvement and would support a more flexible approach to the calculation to the increase in floor area.

1. The form of the extension is similar to the previous scheme but does not include such a large expanse of glazing. It is highly relevant that the local authority took exception to the previous scheme on this basis, as did a number of local residents, none of which objects to this scheme on this basis. The extension is not identical in material and detail to the existing, but follows the general design characteristics and appearance of the existing. So much so, that it is considered that the extension complies with the requirements of HP 15 and the application is recommended for approval.

Party Status

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

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.02.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 relates to the alterations and extensions shown in drawings 1209/01, 1209/02 and 1209/03 all received on 11th December, 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

Signed : S. S. N. C. U. L. T. A. Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate.

YES/NO