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The application site represents the curtilage of Ballawyllin Cottage, Patrick Road, Patrick, a traditional property situated on the southern side of the road.
This application seeks approval for a first floor extension to the existing detached garage and the erection of an extension to link the garage with the existing dwelling. The garage would have two dormer windows which would break the eaves line of the front elevation. The link extension would have glazed front and rear elevation. The roofs would be finished with natural slate to match the existing building.
The application site is located within an area identified as being within an area of High Landscape value and Scenic Significance by the 1982 Development Order. Within the Isle of man Strategic Plan, the following policy is considered relevant:
Housing Policy 15, which 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)."
The following previous planning applications are considered relevant in the assessment and determination of this application:
Patrick Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. There have been no privately written representations in relation to this application.
The main issues to be considered in the assessment of this application are whether the proposed development would comply with Housing Policy 15, in terms of (a) the proposed floor area; and (b) in terms of whether the extension would respect the proportion, form and appearance of the existing property.
In terms of the proposed floor area, the proposal would represent an increase over the existing floor area (excluding the conservatory) of approximately 50%, as such it is considered that with regard to floor area, the application is acceptable when assessed against Housing Policy 15.
The need to ensure that the extension of traditional properties within the countryside is permitted only when such extensions would be sympathetic to the character of the existing property is also set out within Housing Policy 15. In this case, the proposed extension would not impact upon the principle facade of the cottage, with the link and garage extension being set back towards the rear of the site. The proposed extensions would result in three distinct sections which would be demarcated by differing ridge heights. This would assist in preserving the character of the cottage whilst allowing additional living space to be created.
The property is set above the level of the adjacent road which results in views of the property being reduced, particularly the existing garage which is set back further from the road. This combined with the existing planting within the site acts to limit the prominence of the property. It is judged that the proposed extensions would respect the proportion and form of the existing cottage through adopting a subordinate scale to the cottage and using materials which would blend and compliment the existing built form.
Permit
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Recommended Decision: Permitted Date of Recommendation: 26.02.2009
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a first floor extension to the existing garage and the erection of a link extension to Ballawillan Cottage, Patrick Road, Patrick, as shown by the plans Location Plan, Site Plan, 80.2.08 and 80.3.08 all received 10th December 2008. Handwritten note: 93 4-3-09.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The roof lights installed to the front elevation of the property must be "Conservation" type and retained as such thereafter.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 26/2/09
Signed: [Handwritten Signature] Senior Planning Officer
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