Planning Officer Report

Planning Officer Report And Recommendations {{table:378416}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling located on the northern side of Main Road in Leazyre. The site is approximately 150 metres west of Sulby Village.

1. The site contains a two storey detached traditional dwelling and an adjacent two storey outbuilding. A significant proportion of the site is covered by mature trees, including a significant amount of trees along the southern boundary adjacent to Main Road.

The Proposal

1. The proposal comprises the alteration and extension of the dwelling to provide additional habitable accommodation. The proposed extension, which comprises of a two storey extension onto the eastern end of the existing dwelling, is designed to appear as a converted outbuilding that has been subsequently linked to the dwelling. The design reflects that of the existing outbuilding contained within the application site and echoes a number of traditional features.

Planning History

1. The application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of land use designation the application site is located within wider areas of land that are designated as i) woodland; and ii) high landscape or coastal value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application.

1. Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or

• (b) the location for the development is essential." 8. 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 of the existing building in terms of floor space (measured externally)."

Representations

1. Lezayre Parish Commissioners recommend that the planning application be approved.
2. The Department of Infrastructure Highways Division do not oppose the planning application.

Assessment

1. The planning application seeks planning approval for the alteration and extension of an existing traditionally styled property within the countryside. It can be seen that there is provision for this within planning policy under Housing Policy 15 of the Isle of Man Strategic Plan 2007. The principle behind the proposal is therefore accepted and the main role of the planning application is to assess the acceptability of the proposed development. This should be done against the provisions of Housing Policy 15.
2. Based on measurement of the submitted drawings existing dwelling has a floor space of 477.07 square metres and the proposed extension has a floor space of 200.07 square metres. Based on those figures the proposal represents a increase in floor space over the existing floor space. Such percentage increase is well within the threshold stated within Housing Policy 15. Acceptability of the proposed development is therefore primarily dependent on whether the proposed alteration and extension suitably respects the proportion, form and appearance of the existing property.
3. In terms of proportion, form and appearance it can be seen that the existing dwelling is one of the grander type of traditional rural dwelling, it being a five window fronted building of strong proportion and detail. The addition of two balanced side extensions onto dwellings of this size is not always successful as such extensions can easily upset the form and appearance of the dwelling, particularly by over elongating it. Conscious of this concern and as the space does not exist to attempt two balanced side extensions this planning application has chosen an alternative approach. It is proposed to extend the dwelling through the addition of an extension that is designed to look like a converted outbuilding that has been subsequently linked to the dwelling. The design of the proposed extension echoes features of the existing outbuilding contained within the application site. In doing this it is considered that the proportion, form and appearance of the existing property are satisfactorily respected. The chosen approach is an innovative and imaginative means of the extending the dwelling whilst still according with the provisions of Housing Policy 15.
4. As the application site is within a wider area of land designated as being of high landscape or coastal value and scenic significance it is necessary to consider the impact of the proposed development on the character and quality of the landscape. Firstly, in this respect the proposed development is considered to be modest in comparison to the overall extent of the land designated as being of high landscape or coastal value and scenic significance. Secondly, and perhaps more importantly, existing mature trees in and around the application site will screen the proposed development from public views from all but points directly adjacent to the application site. Overall, it is concluded that the impact of the proposal is acceptable and that it would not unduly harm the character and quality of the landscape.
5. As for other material planning considerations, the proposed development is sufficient distance from surrounding property so as not unduly affect private amenity. Vehicular access to the application site is unchanged by the proposal and the site retains more than adequate on-site car parking provision. No other obvious material planning considerations are concluded to be affected.

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Lezayre Parish Commissioners.

1. 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: 03.04.2013 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 drawing no.s 121/001, 121/002, 121/003, 121/010, 121/011, 121/012, 121/020, 121/030 and 121/031 date stamped the 27th February 2013.

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 : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................