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Application No.: 21/01302/B Applicant: Mr Robert & Mrs Clare Quayle Proposal: Alterations and erection of extension (Amendment to P/A 18/00007/B) Site Address: Mullen Beg Patrick Road Patrick Village Isle Of Man IM5 3AW Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.08.2022
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.
The proposed works are considered to have an acceptable visual and amenity impact, and is not expected to result in any significant adverse flood risk. The application is considered to comply with Environment Policy 2, Housing Policy 11 and 15 and to meet with the general principles of General Policy 2 (l) and Environment Policies 10 and 13 of the Isle of Man Strategic Plan 2016.
This approval relates to drawing numbers 01, 02 and 03, and a flood risk statement all date received 05/11/2021, and a topographical survey an covering letter date received 15/03/2022.
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
DOI Flood Risk Management _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing detached dwelling, Mullen Beg which is set back down a long lane on the northern side of the Patrick Road (A30). The property is a converted stone mill with a number of timber clad extensions providing a kitchen and reception room. There is a detached garage just east of the house and there is a watercourse running through the site which links to the River Neb. - 1.2 To the rear of the reception room and along the rear side of the kitchen is a small yard sitting lower than the main ground floor of the house. There is a roof overhang providing cover about a back door into the lower ground floor where there is a cellar and plant room. THE PROPOSAL
2.1 Proposed is the infilling of the lower ground floor yard to create a larger boiler/plant room and the erection of a smaller first floor extension above to provide additional toilet and utility to the ground floor. Also proposed are a number of alterations to the external walls and window arrangement of the kitchen extension to provide lower stone faced masonry walls, with timber style cladding above and new bi-folding doors on one elevation. - 2.2 The application also includes the installation of a new external spiral stair providing escape access from a first floor small balcony. PLANNING HISTORY
3.1 Planning approval was granted for the alteration and extension of the property under a number of applications in the 1980s and 1990s with a porch and garage added in 09/00626/B. More recently a similar level of alteration and extension as proposed now was approved under 18/0007/B the differences now being the additional spiral stair, the lower masonry walls and some window layout changes. PLANNING POLICY - 4.1 The property lies within an area of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982 and as such, the proposal should comply with the provisions of Housing Policy 11 as the property was formed by the conversion of a former mill. The property was converted a long time ago and this would have been under the previous Planning Circular 3/89 which contained similar wording to HP11 including, "No subsequent extension would be permitted" along with requirements to reestablish the original appearance of the building, use the same materials as those in the existing and with modest and appropriately scaled extensions where these match the existing building. It is also the case that Housing Policy 15, which controls the form of extensions to traditionally styled dwellings, requires that extensions are appropriate to the style, finish and character of the existing building. Environment Policy 2 covers development on land zoned as AHLV while the recently released residential design guide offers advice on extensions to existing properties.
4.2 The site is recognised as being at high surface water flood risk on recent maps and General Policy 2(l), Environment Policies 10 and 13 relate to flood risk and where identified proposals should be provided with a Flood Risk Assessment.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Patrick Commissioners - no objections (22/12/2021 and 29/04/2022).
5.2 Department of Infrastructure Highway Services - No highways interest (18/03/2022).
5.3 Department of Infrastructure Flood Risk Management (FRM) - DO NOT OPPOSE SUBJECT TO CONDITION (16/05/2022) - a topographical survey was provided by the agent on request and FRM states that the development is still near a watercourse and the standing advice recommends that consideration be given to the flood levels on the site, the use of flood resistant materials upto at least 300mm above the estimates flood level and if the floor level cannot be raised that extra flood resilience and resistance measures be included to provide the property at least 300mm above the estimated flood level. As the watercourse has not been modelled we would recommend flood resilient measures in the lower section of the property. - 5.4 DEFA Ecosystems - comments (10/12/2022) The Ecosystem Policy Team are aware that there is an active bat roost at Mullen Beg and the owner is aware. Based on previous evidence we do not believe the bats or their roost will be impacted as the roost entrance is located on the other side of the property and the proposed works should not affect the main roof. - 5.5 No comments received from neighbouring properties.
ASSESSMENT 6.1 Just as the previous planning officer concluded, the works will not be publicly visible due to the distance from the main road. Although now including some other changes and modifications, these works are considered to be relatively minor and are not expected to adversely affect the overall visual quality of the existing dwelling or the wider AHLV.
6.2 There has been issues raised in respect of the flood risk of the proposed works, the application has been provided with a statement that outlines the applicants own records of the site and its flooding history, they indicate that the flood risk potential is to be no worse than those works approved under 18/0007/B. Flood Risk Management has requested that consideration be given to the construction detail of the internal floor levels and use of flood resistant materials. It would be in the applicants best interest to ensure that they are not leaving themselves open to future risk, from a planning perspective works matching now proposed have already been approved and minded of the works infilling an existing cut out area and omitting the lower ground floor door, that the proposal may in fact reduce the likelihood of water entering the property by adding additional development barriers. It must also be noted that this lower ground floor area is already used as a boiler and plant room and the proposed works would remain for this purpose and being no worse beyond the existing arrangement. Subsequent detailed building regulations application would cover construction works and drainage details on the site. CONCLUSION - 7.1 The proposed works are considered to have an acceptable visual and amenity impact, and is not expected to result in any significant adverse flood risk. The application is considered to comply with Environment Policy 2, Housing Policy 11 and 15 and to meet with the general principles of General Policy 2 (l) and Environment Policies 10 and 13 of the Isle of Man Strategic Plan 2016. 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:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 26.08.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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