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The site defined in red on the originally submitted plans represents the curtilage of Robin Hill Farmhouse with land to the east used for agricultural purposes.
The farmhouse lies to the east of the access to the site which is formed by a narrow lane which also serves the properties in the vicinity - Rose Cottage, Cronk-y-Dhooney Farm, Cronk-y-Dhooney Cottage, Kensa and Sunnyside which lies to the south of the application site. To the north west of the farmhouse is a large modern barn and to the west is an older stone outbuilding. This lane splits into two accesses - one turns north and goes towards Kensa, Rose Cottage and Cronk-y-Dhooney Cottage and then turns back to join the Ballakilpheric Road to the west.
The farmhouse was originally a traditional Manx farmhouse which has had a number of rather unfortunate extensions and alterations applied to it over time. There is a large modern window in the ground floor of the front elevation, a single storey sun lounge which wraps around the front and the
right hand side of the front elevation. At the rear there is a flat roofed two storey annex with a mixture of square, horizontally and vertically proportioned windows. The property is side on to the main access lane to the property and as such this flat roofed rear annex is visible from the public highway.
The site lies within an area designated on the Arbory and East Rushen Local Plan as an Area of High Landscape or Coastal Value and Scenic Significance.
PA 06/00765/B - Erection of a kennel facility with associated works and landscaping - Appeal Withdrawn - 25th January 2007
PA 07/00010/B - Erection of two agricultural livestock buildings - Application Withdrawn - 18th September 2007
PA 07/00260/B - Erection of a cattery - Refused at Appeal - 16th August 2007 PA 07/00380/R - Retention of refurbishment works to existing outbuilding Permitted - 27th April 2007 Conditions
PA 09/0503 - creation of manege - permitted.
Now proposed are alterations and extensions to the property. The extension takes the form of an annex to the east of the existing eastern gable with a ridge running at right angles to that of the main cottage. The extension has a footprint of 6 m by 9 m with two floors of accommodation, compared with an existing dwelling footprint which is 12 m by 10.3 m . The original cottage floor area was approximately 210 sq. m and the flat roofed annex added a further 30 or so square metres. The proposed extension would therefore represent an addition of of the floor area of the extended property (as it presently stands) and of the original floor area.
The proposal also tries to address some of the unfortunate additions and alterations which have been undertaken to the property. The flat roofed two storey annex is to have two small areas of pitched roof added to give the impression of a pitched roof when viewed from the public highway, the windows in the front elevation first floor are to be replaced with sliding sash style windows and the ground floor window replaced with a three vertical pane glazing pattern which ties in to the shape and proportion of window above. Similarly the ground floor window alongside the side entrance facing the lane is to be replaced with a window similar in size and pattern to that on the ground floor front elevation. The extension is to be finished in stone.
The extension is to provide facilities for the occupants, one of whom is partially disabled and to provide access and facilities which are accessible to and usable by disabled persons.
Department of Transport Drainage Division raise no objection subject to the drainage being undertaken in accordance with amended plans which have now been submitted (drawing 1175/05A).
Department of Transport Highways and Traffic Division do not oppose the application Rushen Parish Commissioners do not oppose the application
The proposal should be considered in the light of Housing Policy 15 as the property is traditional in character although it has been spoiled by extensions which have been undertaken in the past. The policy states the following:
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)."
In this case the extension will represent an addition of more than the advised by the policy. However, the scheme also involves cosmetic improvements to the appearance of the existing property which will bring with them no internal improvement or additional facilities. The appearance of the property from the front and side, both of which are visible by the public will improve as a result and as such, this could be considered to justify the additional increase over and above the recommended amount. The property sits within a group of buildings both in itself within its own site and also within the surrounding area. It would be possible for the applicant to have proposed and gained approval for an extension of less than , taking into account the existing extension but without any improvements in the appearance of the property as viewed from public viewpoints. As such, in these circumstances it is considered that the scheme is worthy of support, despite not complying with the general advice in Housing Policy 15. The works to the existing property are considered to justify an exception to the general rule, as provided for in the Policy itself.
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.
Recommended Decision: Permitted
Date of Recommendation: 23.06.2009
N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and extensions as shown in drawings 1175/01, -03B, -03C all received on 10th March, 2009, 1175/05A received on 23rd June, 2009 and 1175-00 /A received on 24th June, 2009.
C 3. The alterations to the existing dwelling - the alterations to the existing windows and the roofing over the existing flat roof must all be undertaken as part of the extension to the dwelling and must be undertaken as shown in the approved drawings, within 6 months of the completion of the proposed extension.
C 4. The windows in the proposed extension must be installed and retained as shown in the approved drawings unless otherwise approved in writing by the Planning Authority.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 25/6/9
Signed : Senior Planning Officer
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