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Applicant: Mr Glenn Jamieson Proposal Erection of a single storey extension to side elevation Site Address Ellenbrook Farm Old Castletown Road Douglas Isle Of Man IM4 1AJ Case Officer : Mr Jason Singleton Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 07.09.2021
C : Conditions for approval N : Notes attached to conditions
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.
This application has been recommended for approval for the following reason. The application is deemed to be in accordance with Environment Policy 1 and Housing Policy 15 of the strategic plan.
Plans/Drawings/Information; This approval relates to drawing received on 22 June 2021, referenced; Location plan - 1889-11 Site Plan - 1889-12 Existing Plan - 1889 - 13 Proposed Plan - 1889-14
_______________________________________________________________ Interested Person Status – Additional Persons None
________________________________________________________________ Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
PREAMBLE:
This planning application was considered by the Planning Committee on 20th September 2021. Members had a number of concerns regarding the proposals with regard to site levels, the extent of digging out required to accommodate the extension, and whether there would be the need for a retaining wall. They also queried the increase in size (Housing Policy 15) over and above what has been previously approved. Another comment raised was if the previous application has not been fully implemented (which the information provided suggests) then this is effectively a stand-alone application for an extension which could theoretically be implemented instead of the other one.
The application was deferred prior to making a recommendation. The applicants commented on 15th October to say; "We chose the area with the bank as we thought it would be the least obtrusive (the extension would not be visible from any direction on the train or the road). We are aware that this addition would increase the footprint but tried to be considerate and put it in a location that no one would even know is there. To be honest - we had no options as soon as we found out we were having twins! We had already spent tens of thousands on the project and were well under way. The previous agreed plan could not really house 5 people, hence the idea to add 2 modest size bedrooms as a simple 'bolt on' to the existing plans. We have engaged with a civil engineers who have drawn up plans for a retaining wall so this does not seem to be a problem from a structural / site level point of view.
Please see my previous point - we chose this location to be considerate as possible. Also - the planning officer who handled our application at the time (Ed Riley, no longer with you I believe) actually said that our extension & increase in size could have been larger. There isn't really any other way we could have added the rooms without increasing the footprint slightly and as I said above they are modest sized rooms.
We have not increased the size of the living area extension, only the 2 additional bedrooms. We have spoken to our neighbour across the road out of courtesy and they have no objection to the plan. We appreciate the Housing Policy 15 is in place for a reason but I'm sure if any member of the public had any objection to this simply based on an increase in size their concerns our reasons could be fairly easily justified by an unplanned growing family. I would like to think no one would begrudge this plan based on this reason.
This is our dream house which we still very much want to finish and move in to as a family of
1.0 THE SITE - 1.1 The application site is the residential curtilage of Ellenbrook Farm, Old Castletown Road, Douglas. The property is a stone barn that is set down from the highway and cannot be readily viewed from it. However, the steam railway affords extremely clear views of the barn that is currently being refurbished as per the planning history. The barn is traditional stone construction and has an appearance with regular fenestration along its length. It has as simple form of a rectangle and linear massing which appears neat and tidy.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a single storey extension across the central part of the south east elevation. The built form would measure a footprint of 3.6m deep and 8.1m (29m2) wide with a shallow pitch roof at the same height as the existing ridge. The finish of the extension would be timber cladding (Cedar or alike) with natural grey roof slate to match the existing as approved in the planning history. The creation of space would allow for two extra bedrooms. - 2.2 Also proposed are two areas of 10 solar panels to the south east elevation roof scape. - 2.3 The proposal is read in conjunction with the previous planning approvals as noted in the planning history. - 2.4 The applicants have submitted a supporting statement that notes, their family is due to increase in size and the requirement for additional bedrooms is paramount; the chosen location of the extension was to minimise its appearance from the public vantage points.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area of white land or land not zoned for development on Map 3 (Proposals) use under the Area Plan for the East. The landscape assessment Map 2 categorises the wider area as D12 (Douglas Head) with a key strategy to; Conserve and enhance: a) the character, quality and distinctiveness of the area, with its open and panoramic views over large rectilinear fields; b) its steep winding small lanes enclosed by grassed Manx hedges; c) its scattered hill farms fringed by trees. - 3.2 The site is not within a Conservation Area or within an area identified as flood risk. There are no defined registered trees or registered trees areas on the Govt maps. - 3.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. As the land is not zoned for development General Policy 3 would be applicable, but as this application is for an extension to an existing residential property that is currently being converted, the principles of the following policies are considered applicable; - 3.4 Environmental Policy 1 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
4.0 PLANNING HISTORY - 4.1 16/01150/B - Conversion of existing agricultural building into residential property. Approved.
20/00432/MCH - Minor change application for PA 16/01150/B involving alterations to window and door arrangement. APPROVED.
4.2 20/00177/B - Temporary placement of a static home for duration of barn conversion works. Approved with conditions limiting the occupancy and retention until 2023.
5.0 REPRESENTATIONS - 5.1 Braddan Parish Commissioners commented (06/07/21) with no objection. - 5.2 Highways Services commented (08/07/21) with no objection.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 In considering this application, whilst the proposal does not specifically fit into any of the criteria for acceptable development (a-h), regard must be given to the reasonableness of the scale and siting of the proposed developments within the defined residential curtilage in view of their subsequent impacts and planning history. In this case it is relevant to give weight to Environment Policies 1 which protects the countryside for its own sake and restricts development that would have an adverse visual impact on the countryside and Housing Policy 15 for extension to existing properties in the countryside.
6.3 The principle of a extending at single storey level can be an acceptable form of development for increasing the floor area. The proposed extension would be introducing a larger built form in terms of size and height matching the ridge level and the general appearance could be considered proportionate to that elevation whilst remaining subservient and designed to serve that specific purpose for habitable accommodation via an extension. - 6.4 For reference the existing barn has an external area of; 13.8m x 5.5m = 76m2. The extension as approved in 2016 (16/01150/B); 8.3m x 5.5m = 45m2 gave a 59% increase in floor area). Proposed extension here; 8.1m x 3.6m = 29m2 gives a 38% increase in floor
7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm to the countryside or that of the existing property and would comply with aforementioned policies. - 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:
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it 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:…01.11.2021
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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This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Application No. : 21/00758/B Applicant : Mr Glenn Jamieson Proposal : Erection of a single storey extension to side elevation Site Address : Ellenbrook Farm
Old Castletown Road Douglas Isle Of Man IM4 1AJ Senior Planning Officer : Mr Jason Singleton Presenting Officer As above Addendum to the Officer’s Report
The planning application went before the committee on the 1st November 2021 where the members decided to approve the application with a further condition for landscaping the area and for details of the retaining wall and its extents. This can be achieved by an appropriately worded condition for hard and soft landscaping as per the below;
Details of the hard landscaping works include the retaining wall and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. No excavation works or changes to site levels shall be carried out other than in accordance with the approved details.
Reason: To ensure the provision of an appropriate landscape setting to the development.
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