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THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL EXCEEDS THE PROVISION ALLOWED FOR EXTENSIONS UNDER HOUSING POLICY 15 OF THE STRATEGIC PLAN
The site is the residential curtilage of an existing property situated on the western side of the A3 highway to the south of Foxdale village. The property is a semi-detached traditional cottage, attached to Sunrise Cottage which lies to the north. The boundary between the two is not a straight divide between the two properties but the application dwelling extends behind the frontage of Sunrise Cottage in a stepped fashion.
The site has a frontage to the main road of approximately 17m and this extends back to around 17m.
The site lies within an area designated as "white land" on the Town and Country Planning (Development Plan) Order 1982. On the draft Southern Area Plan the site lies within a wider area of Incised Slopes where the following advice is available:
"The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges,
its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.
Key views include open views down and across the valley towards St. John's, the Greeba Valley and beyond to the peaks of the Northern Uplands from areas of higher ground. And enclosed views up to the surrounding Southern Upland areas and Stoney Mountain Plantation." (paragraph 3.4)
The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:
"4.5 Type D: Incised Slopes
The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-
Proposed is a scheme of extensions, largely by building above the existing lean-to rear annex and forming a first floor above the existing accommodation, but extending this by a depth of 2.2m. A new kitchen window will be inserted into the side of the new walling at first floor level looking north over the rear roof of Sunrise Cottage. The extensions for a double pitch arrangement, no higher than the existing cottage and of similar proportions.
The provisions of Housing Policy 15 are appropriate in this case, which state:
"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)."
In this case, the existing property is largely original. The additional space is approximately 60% larger than the existing floorspace (existing 107 sq.m - proposed 171 sq m).
No planning applications have been submitted in respect of this site. The adjacent property was the subject of PA 01/0679 which shows the peculiar arrangement of the boundary through the two properties, confirmed in this present application.
Malew Parish Commissioners and Highways and Traffic Division indicate that they do not oppose the application.
The proposals do not adversely affect the appearance of the property and only marginally exceed the amount of accommodation provided for in the Strategic Plan. If the extension were to be reduced to comply with the provisions of the circular the two halves of the property would not match as viewed from the south and some of the character of the property would be lost, contrary to the provisions of HP 15. What is also not shown clearly on the existing side elevations is an unattractive dormer which will be removed and whose removal will enhance the appearance of the property. This also provides accommodation which is not shown in the existing first floor plan, which reduces the amount by which the property is being extended.
Whilst the boundary between the two adjoining properties is not straightforward, the proposals will not adversely affect the amenities of those in Sunrise.
The local authority 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.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 08.04.2011
C : Conditions for approval 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 the composite drawing received on 7th March, 2011.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : A Authority Meeting Date : 21-4-11
Signed : S. B. Brawett Presenting Officer
Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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