Loading document...
Government R Harrison Regaby Cottage Andreas Road Lezayre
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Steven \& Mrs Sarah Turner, Ref 13/00651/B, for the erection of extension to replace existing conservatory at Ballaterson Manor Ballaterson Beg Ballaugh Isle of Man IM7 5BN subject to compliance with the following condition(s):
Date of Issue: 19th July 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected] $13 / 00651 / B$
| Case Officer : | Mr Edmond Riley |
| Photo Taken : | |
| Site Visit : | 02.05.2013 |
| Expected Decision Level : | Officer Delegation |
| Application No. : | 13/00651/B |
| Applicant : | Mr Steven & Mrs Sarah Turner |
| Proposal : | Erection of extension to replace existing conservatory |
| Site Address : | Ballaterson Manor |
| Ballaterson Beg | |
| Ballaugh | |
| Isle Of Man | |
| IM7 5BN |
1.1 The application site is the curtilage of Ballaterson Manor, Ballaterson Beg, Ballaugh. Ballaterson Manor is an isolated dwelling in the countryside. Ballaterson Beg Farm largely surrounds the application site, but the Manor itself is some 70 metres from the nearest farm buildings.
1.2 Ballaterson Manor is a traditional dwelling of an irregular shape. Some historical extensions are apparent, but this was some time hence as no planning history for these exist. The south elevation is characterised by three gables.
2.1 The application seeks approval for the erection of an extension in the form of a sunroom to replace a conservatory to the side elevation of the property, on the south elevation. The sunroom would measure 5.6m wide by 7.5m deep, and would have stone-faced dwarf walls with uPVC to match the existing dwelling. The proposed roof material is slate, and the pitch would be 40o.
3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this planning application.
4.2 General Policy 2 states, in part: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(g) does not affect adversely the amenity of local residents or the character of the locality, and (n) is designed having due regard to best practice in reducing energy consumption". 4.3 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)". 4.4 Andreas does not have a Local Plan. As such, the 1982 Isle of Man Development Plan applies; the application site is on land that is classified as being of high landscape or coastal value and scenic significance. 4.5 Environment Policy 2 of the Strategic Plan is therefore of relevance. It states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLVs) 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'.
5.1 Ballaugh Parish Commissioners have no objections to the proposal.
6.1 The application seeks approval for the erection of a replacement conservatory to the rear elevation of Ballaterson Manor, an isolated dwelling located behind electric access gates and not visible from the public highway. Owing to its seclusion, the main issue to consider is the appropriateness of the design in respect of the character and appearance of the dwelling itself. 6.2 Materials to match the existing dwelling - stone-faced dwarf walls, painted render of a colour to match Ballaterson Manor's walls, uPVC windows, slate roof - are proposed for use. The proposed roof pitch of 400 would match the kinked roof pitch of the left-hand gable, beneath which the sunroom would sit. 6.3 The side of the dwelling is not highly visible from the main public thoroughfare, and the proposed extension is considered complementary in appearance and scale to Ballaterson Manor. Moreover, the removal of a conservatory that is not considered to represent any architectural merit is positive in design terms. 6.4 It is considered that the replacement of the conservatory with an extension performing a similar function but in a more appropriate design, and with an inevitable improvement in energy efficiency (slate roofs will retain heat better than a polycarbonate roof sheeting), represents an improvement in the look of the dwelling and is therefore welcomed. 6.5 On this basis, no conflict is considered to exist with the relevant Strategic Plan policies.
6.6 The planning application is not considered to affect any other material consideration. 7.0 RECOMMENDATION 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. 8.0 PARTY STATUS
8.1 The local authority, Ballaugh Parish Commissioners, is, 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: 15.07.2013 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. The development hereby permitted shall not be carried out unless in full accordance with the following plans, received 31st May 2013: the Site Plan, the Location Plan, Drawing Nos. PP 001 and PP 002.
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 : 17.7.13
Determining officer (delete as appropriate)
Signed : Signed : Sarah Corlett Anthony Holmes Senior Planning Officer Senior Planning Officer
Signed : Signed : Jennifer Chance Michael Gallagher Director of Planning and Building Control Development Control Manager
15 July 2013 13/00651/B Page 3 of 3
PA13/00651/B Mr Steven \& Mrs Sarah Turner Erection of extension to replace existing conservatory, Ballaterson Manor Ballaterson Beg Ballaugh Isle Of Man IM7 5BN Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 04.06.2013, includes;
Dev Control Polygons: Reference Number: 10/01279/B Status: Permitted Proposal: Installation of replacement windows (partially retrospective) Reference Number: 07/02120/B Status: Permitted Proposal: Conversion of existing integral garage into living accommodation and installation of replacement roof lantern Reference Number: 07/02123/B Status: Permitted Proposal: Erection of a conservatory on west elevation
BC Case Polygon: Reference Number: 08/07336/DEX BC Case Status: Building Work Complete Proposal: PVC conservatory on rear elevation Reference Number: 08/07387/DEX BC Case Status: Building Work Started Proposal: Conversion of garage to living accommodation
Copyright in submitted documents remains with their authors. Request removal
