Alterations, erection of extension and car port to dwelling
Site Address:
Ardonan Farm House Ardonan Farm Ardonan Lane Regaby Ramsey Isle Of Man IM7 3HN
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site comprises Ardonan Farm located on the southern side of Ardonan Lane, west of Regaby Crossroads in Andreas. The site consists of an existing dwelling, associated outbuildings and a number of adjoining fields. The farmhouse and associated outbuildings, which are centrally located within the northern half of the application site, are surrounded by existing mature trees.
The Proposal
The proposal comprises the alteration and extension of the existing dwelling and the erection of an adjacent detached car port. The alteration and extension of the dwelling consists of a ground floor rear extension and installation of two dormer windows on the rear elevation. The detached car port is an opened sided roofed structure of similar size to a standard double garage.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
In terms of land use designation the application site is designated as private woodland or parkland under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.
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)."
Representations
Andreas Parish Commissioners have no objections to the planning application.
The Department of Infrastructure Highways Division do not oppose the planning application.
Assessment
As highlighted earlier in this report there is provision under Housing Policy 15 of the Isle of Man Strategic Plan 2007 for the extension of existing traditionally styled properties within the countryside. As such, the general principle of the development proposed by this planning application is considered to be acceptable. Assessment of the proposed development should be primarily made against the provisions of Housing Policy 15.
When considering the provisions of Housing Policy 15 it can be seen that the extent of the proposed alteration and extension is relatively modest in comparison to the size of the existing dwelling. At 20% increase in floor space the proposed level of extension is significantly below the 50% level referred to within Housing Policy 15. Whilst the design of the proposed alterations and extensions is modern it is still considered to respect the proportion, form and appearance of the existing dwelling by virtue of its scale, extent and position. The proposed alterations and extensions do not alter the appearance of the front elevation of the dwelling which is the primarily elevation seen when approaching the property. Furthermore, the entire property is hidden from public view by the significant mature trees that surround the property. Overall, the proposed alterations and extensions are concluded to accord with the provisions of Housing Policy 15.
Whilst there is no direct provision for detached buildings in the countryside within specific planning policy it is generally accepted that it is reasonable for an existing rural property to have garaging or similar. In this instance, the proposed car port is a similar size to an average double garage but is effectively lighter weight due to its open appearance. The proposed car part is closely located to the existing dwelling and will also not be publicly visible due to the significant mature trees that surround the property.
In terms of other material planning considerations the overall impact on public amenity is suitably limited due to the mature tree screening. The site is significant distance from the next nearest residential and does not harm private amenity. There are no impacts on highway safety arising from the proposal. No other obvious material planning considerations are affected by the proposed development.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Andreas Parish Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommendation
Recommended Decision:
Permitted
Date of Recommendation:
28.01.2013
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : 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 drawing no.s 109/201, 109/202.1, 109/202.2, 109/203, 109/204, 109/205, 109/206, 109/207, 109/208 and 109/209 date stamped the 21st December 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 30.1.13
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : 32010wett Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
