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The site represents the residential curtilage of Sycamore Cottage, Jacks Lane, Port E Vullen, Ramsey which is a two storey detached traditional Manx farmhouse, located on the western side of Jacks Lane and southwest of Port E Vullen.
The application seeks approval for the alteration and erection of extensions to dwelling.
The existing property is a two storey dwelling which is typically symmetrical with three upper front windows over a central doorway which is flanked by single windows. The dwelling although setback from Jacks Lane (approx 85metres) it is clearly visible from this public highway, set in an isolated position.
The main proposals to the dwelling include the erection of a two storey to the northern elevation and the erection of three pitched roof dormer windows to the front elevation (east). The proposal also includes two larger pitched roof dormers windows to the rear elevation. The roof pitch will also be increased by 150mm.
The application site is within an area recognised as being an area of 'Wood Land', under the Isle of Man Development Plan Order 1982. The site is not within Maughold Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policies are relevant in the consideration of the application:-
Policy 2: 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
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 well permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
The following planning application is considered relevant in the assessment and determination of this application:-
Alteration and erection of extensions to dwelling - 10/01780/B - APPROVED
Conversion of existing outbuilding into additional living accommodation and alterations to existing vehicular access off private lane - 10/01781/B – REFUSED
Maughold Commissioners have objected to the application on the following grounds:-
"Due to the dormer windows which will be visible from the front aspect. These are not traditional and do not concur with the advice in Planning Circular 3/91 in regard to the modification of traditional dwellings.
Members question the motivation for re-introducing the dormers after they were withdrawn from the last application under advice from the Senior Planning Officer (as stated in 'additional information' in the application documents).
Members are concerned that this new application is part of an attempt to manipulate the planning system in order to achieve an outcome that would not be permitted should the proposals be subject to a single application.
The Commission remains opposed to the introduction of dormers to this traditional Manx farmhouse."
The Department of Transport Highway Division do not oppose:- "Has no traffic management, parking or road safety implications."
The Planning Authority has received no written representations objecting to the application.
The starting point for any extension to a dwelling in the countryside is which of the two relevant planning policies for extension of dwellings should be considered.
At this stage it should be noted that the only additional/alteration between this new application and the previously approved application is the erection of three pitched roofed dormers to the front elevation (east).
Housing Policy 15 states that 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).
Housing Policy 16 indicates the extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.
It is clear from the plans submitted and from visiting the site on a number of occasions that the proposal is of a traditional nature; therefore, Housing Policy 15 is the relevant policy to consider in this case.
This proposal would increase the existing foot print of the dwelling by approximately 47% and therefore below the generally permitted size for extensions.
In terms of proportion and form the proposal would match the existing building, with similar proportions and window fenestration to match the traditional style all in accordance with Planning Circular 3/91. The proposal also involves the remove of the existing inappropriate windows with uPVC sliding sash windows to the front elevation which will improve the visual appearance of the property.
The proposal would result in a property with five upper front windows, traditional Manx farmhouse design, which as indicated within Planning Circular 3/91 (Policy 4), states that these design of dwelling is a rarer extended version of the traditional three upper front windows. Overall, it is considered the two storey extension the proposal would comply with Planning Circular 3/91.
Perhaps the contentious issue with the proposal is the installation of three dormers and increasing the ridge roof by 150mm.
In terms of the ridge roof increase it is considered the increase is un-objectable, especially given the dwelling is only apparent from distance, and this increase will be unnoticeable and acceptable.
The proposed three dormers is an addition to the previously approved application which proposed no dormers to the front elevation.
The proposal for three pitched roofed dormers does raise concern given the amount of dormers, the size and the potential to affect the character and form of the existing tradition Manx property.
Planning Circular 3/91 which is the guide to the design of residential development in the countryside needs consideration, which Policy 4 of this circular states:-
"In traditional rural buildings on the Isle of Man, dormer windows are rare except on the lower parts of cat slide roof extensions. Lighting of the upper roof spaces is traditionally by way of high gable windows and this method should be followed. Where this does not provide sufficient light, glazing in line with the roof slope may be used."
This policy is quiet clear that the proposed three dormers windows as proposed would not be an appropriate form of development and would result detrimentally in the character and appearance of the traditional property.
The proposal does include the installation of two gable end windows to the north elevation which would conform with Policy 4 of the Circular.
The applicant has included in his submission examples of dormers windows installed within other residential properties in the close vicinity. Whilst these are in place and close to the site, these dwellings are non-traditional properties (i.e. Manx farmhouse design) and therefore the Planning Authority would consider appropriate to compare with the application dwelling which is a different design of dwelling, in a prominent position set in isolation.
Overall, the three proposed dormers in terms of size, number and design would be out of keeping with the traditional nature of the property and inappropriate form of development.
The rear dormer extensions are larger and are not traditional features. However; they will not be apparent from public view or especially apparent even within the application site (side garden). Whilst such development is considered to be unacceptable to the front elevation, given these works are to the rear and would have no adverse impact upon the character or appearance of the existing property from public view, it is considered the proposals to be acceptable.
The dormers would also have no adverse impact through overlooking, resulting in a loss of privacy over the neighbouring property (Kione My Thurrys), given the distance and orientation between the two properties and given the substantial landscaping along the western boundary of the site.
Overall, for the reasons set out in this report, it is considered whilst the extension to the side elevation, the raising of the roof and the erection of the rear dormers would be acceptable, the proposed front dormers would have a detrimental impact upon the character and appearance of the traditional property, and therefore the proposal would be contrary with the relevant policies as indicated within the Isle of Man Strategic Plan and Planning Circular 3/91. Accordingly, it is recommended that the application be refused.
The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold Commissioners
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.
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1.
The installation of three dormers to the front elevation (east) would have a detrimental impact upon the proportion, form and appearance of the traditional Manx property, contrary to Housing Policy 15 of the Isle of Man Strategic Plan and Planning Circular 3/91.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made: Refused Date: 6 June 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jennifer Chance Senior Planning Officer
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