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Application No.: 21/00132/B Applicant: Mr & Mrs Adrian Dashfield Proposal: Alterations and erection of an extension to side elevation Site Address: Sycamore House Jacks Lane Port E Vullen Ramsey Isle Of Man IM7 1AW Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 12.04.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (General Policy 2, Environment Policy 1 & 2 & Housing Policy 15) and Planning Circular 3/91.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings 01 and 02 all received on 23rd February 2021. _______________________________________________________________
Additional Persons
DOI (Floodrisk) should be afforded IPS as they have referred to material planning issues. _____________________________________________________________________________
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
1.1 The application site is Sycamore Cottage, Jacks Lane, Port E Vullen. The site comprises a large detached dwelling set within a very long garden. It is a traditional dwelling and forms the northern edge of a small group of dwellings to the west side of Jack's Lane to the south of Port E Vullen. Sycamore Cottage is set back from the road and is accessed via a narrow private track which serves at least one other dwelling.
2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the alterations and erection of an extension to side elevation. The extension would be located to the southern gable end of the property and would be single storey. The extension would have a width of 7m, a maximum depth of 6.7m and a ridge height of 5m. The extension would be finished in painted render to walls and slate roof all to match the existing dwelling. The proposal would have a floor area of 40sqm.
3.0 PLANNING HISTORY - 3.1 The application site has the following previous planning applications;
4.0 PLANNING POLICY - 4.1 The area is within an Area of High Landscape or Coastal Value and Scenic Significance and Private Woodland as defined by the Isle of Man Development Scheme (Development Plan) Order 1982. - 4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 is relevant:
'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:
4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.4 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:
4.5 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).' - 4.6 Planning Circular 3/91
5.0 REPRESENTATIONS - 5.1 Garaff Commissioners have no objection. 11.03.2021 - 5.2 DOI Highways Services do not oppose. 11.03.2021 - 5.3 DOI Flood Management Division comment there is no Flood Risk Management interest (30.03.2021).
6.0 ASSESSMENT - 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling. Potential visual impact of the development upon the landscape and individual dwelling - 6.2 As outline in Housing Policy 15 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. - 6.3 In needs to be first acknowledged that planning permissions (Since the IOM Strategic Plan was first adopted in 2006) have already been approved and the works undertaken which collectively have not result in a property larger than 50% threshold. For example the original property had a floor area of 162sqm. Planning approval 10/01780/B resulted in a 47% increase (total 245sqm) over the existing property and subsequently planning application 15/00962/B resulted in a further 15% increase (total 285sqm) over the existing floor area at that time, or 62% increase over the original dwelling. The proposal now would result in a further approximate 40sqm which equates to a total floor are of 325sqm which is a 100% increase over the original dwelling (pre IOMSP adoption) and a 14% increase in terms of floor area of the floor are of the property as it stands today. - 6.4 The Department since the adoption of the IOMSP in 2006 and subsequently in 2016 has always considered that the 50% threshold isn't an allowance to keep extending traditional properties in the countryside, rather the calculation is based on the floor area of properties before 2006 (i.e. IOMSP adoption). Otherwise a person could keep extending their property by 50% which would go against the aims of the IOMSP. Accordingly, in this case it is judged the proposal would be above the generally permitted 50% threshold. This is not an automatic reason to refuse the application, but it does weigh against it. - 6.5 In terms of the visual impact of the development, it is considered the design, form, finish and appearance would appear traditional with a pitched roof set below the roof ridge of the main dwelling house. Visually the front elevation of the extension would be partially apparent from public views; albeit, distance views given the site is set a considerable distance back from the Jacek Lane. Further, the extension would (when seen) appear more as a infill between the existing dwelling and the detached garage block. The extension would sit between the two and
would not be introducing a prominent feature in the landscape, rather an extension which is contained within a site of buildings. The main two storey dwelling would still appear as the dominate building on the site and the extension as a subordinate addition. Overall, while the proposal would result in an overall (including other approved extensions) increase of floor area by approximate 100%, in this case it is considered the works would comply with General Policy 2, Planning Circular 3/91 and would neither adversely affect the countryside or harm the character and quality of the landscape and therefore also comply with Environment Policy 1 & 2.
7.0 CONCLUSION - 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (General Policy 2, Environment Policy 1 & 2 & Housing Policy 15) and Planning Circular 3/91 for the reasons set out in this report, it is recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 26.04.2021
Signed : J SINGLETON Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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