Loading document...
Application No.: 22/00903/B Applicant: Mr & Mrs Sid & Ruth Caine Proposal: Erection of rear extension with pitched roof and installation of pitched roof to cover one integrated garage and replacement flat roof to remaining integrated garage. Removal of front porch and replacement of front entrance with installation of re-sited door. Installation of dormer windows to the rear and replacement windows and doors. Re-rendering of walls and reroofing with the installation of solar panels and air source heat pump Site Address: Greenlands Barnell Lane Patrick Village Isle Of Man IM5 3AN Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.10.2022
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.
This application has been recommended for approval for the following reason. The proposal is in accordance with General Policy 2 of the IoM Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to drawings and supporting information received on 21 July 2022 referenced;
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing dwelling, Greenlands, which lies on the western side of Barnell Lane, a cul de sac to the south of Patrick Road near its western end, approaching Patrick Village. The house is the northernmost in a line of six dwellings and is a modern bungalow with part hipped and part gable ended roof finished in tiles. A flat roofed double garage lies to the south. - 1.2 The other neighbouring dwellings are mixed in terms of their size, appearance and age: none are of a vernacular that would be seen as old or traditional in character.
2.0 THE PROPOSAL - 2.1 Proposed are a series of works to extend the dwelling house through a side and rear extension, with works to the roof to include dormer windows. - 2.2 Part of the proposals would also see;
2.3 The agent notes that this proposal is; "a scaled back scheme from previously approved application for conversion of garage and roof space under approval No 16/00298/B".
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Order) 1982 as not for a particular purpose and of high landscape value and scenic significance. The site is not within a Conservation Area or at any flood risk from surface water flooding. - 3.2 Within the emerging Draft Area plan for the North and West, the site is identified as white land or land not zoned for development but the dwelling are identified on the plan. - 3.3 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Spatial Policy 5 Building in defined settlements or GP3
General Policy
Housing Policy 16 Extension or alteration to NON- traditional styled properties in the countryside
Environment Policy
Energy Policy
3.4 The Strategic Plan also provides guidance on the installation of renewable energy apparatus: "12.2.8 "The Department is fully supportive of the need to secure greater energy efficiency in new and existing development ……At the same time, the Department recognises that renewable energy sources can have adverse environmental impacts. ……There may also be other impacts such as noise…… The Department will assess any proposals … by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site." - 3.5 Residential Design Guide (2021) This document provides detailed advice including sustainable development and climate change resilience, design of new houses and extensions to existing residential properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 3.6 Isle Of Man Future Energy Scenarios (2020), in which the Isle of Man Government launched its Future Energy Scenarios Strategy to determine the pathways to meet the following: "Key Targets - To ensure 75% of the island's electricity is generated from renewable sources by 2035 and to deliver net zero emissions by 2050." - 3.7 Climate Change Act 2021 - sets out the legal requirement; "to make provision for the setting of interim targets for the reduction of greenhouse gas emissions; to make provision about the mitigation of climate change and the enhancement of natural carbon storage; to impose climate change duties on public bodies; to make provision for energy generation and energy use and for the reduction and recycling of waste; and for connected purposes". - 3.8 Climate change plan 2022-2027 - Statutory document for climate change which seeks to reduce greenhouse gasses across the Island to become a carbon neutral Island by 2050 and meet interim targets of a 35% reduction in emissions by 2030 and 45% by 2035 and is expected to affect various economic, social and environmental factors.
4.0 PLANNING HISTORY - 4.1 18/01271/B - Erection of replacement dwelling. Approved with four conditions. This application, proposed the replacement of the dwelling with a new house. This will be two storey and designed to reflect the characteristics of a Manx farmhouse with a main core 12.5m long and a further side annex which adds a further 7m or so. - 4.2 16/00298/B - Alterations and extensions to dwelling. Approved. This was approved and added height in the form of a projecting gable on the front and rear which elevated the highest part of the dwelling by around 1m and provided a pitched roof over the existing garage. This scheme too, incorporated significant areas of glazing on the rear elevation.
5.1 Patrick Commissioners (18/08/22) no objection. - 5.2 Highways Services (04.08.22) do not object
6.1 Principle The site falls outside of a defined settlement boundary and within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. However, housing Policy 16 and its supporting text do include the provision for extensions to non-traditional dwellings within the countryside, provided such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resultant dwelling in the context of the public realm. - 6.2 It is noted that, planning permission has already been granted for broadly similar extensions to the existing property, which amounted to an increase of floor area over and above the existing building and also a separate application to demolish and a replacement dwelling house. Design & Visual Impact - 6.3 The principle of a extending at the rear (central section with dormer) and to the side elevation at single storey height would replicate the existing built form of the existing, in terms of height and width and would be an acceptable form of development for increasing floor area to the property that would not erode the remaining amenity space of the property and would remove the existing large flat roof area to the garage. The extension to the southern section of the property would incorporate a hipped roof, with the design and scale mirroring the built vernacular and general form of the existing dwelling. - 6.4 The design of the proposed extensions whilst introducing a larger built massing / form by building above the existing garage, (similar to the 2016 approval) would overlap the existing footprint and would be considered proportionate to the side (south) and front elevation of the house. The inclusion of a hipped roof would be an improvement of the former approval from 2016 which proposed a gable and the roof design would now effectively mirror that of the existing built form, and would in any case appear proportionate to the current dwelling. - 6.5 These design attributes help limit the visual amenity and ensures the original character of the property remains and read as one dwellinghouse. This modest design would help to serve that specific purpose of a house hold extension in terms of size, height and general appearance with the general fenestration details being in keeping throughout the existing character. When finished to match the existing dwellinghouse in terms of materials and colour it will ensure the built forms are complementary. Whilst this massing could increase those views from the highway, the proposal would be considered an improvement on the existing in terms of design and appearance with the loss of the large flat roof garage. The proposed flat roof would be subordinate and more in keeping with the size and style of the property. - 6.6 These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2 and the RDG 2021 without harming the visual character and quality of the countryside within this area of high landscape value in accordance with Hp16, Ep1 and EP2. Neighbouring amenities
6.6 In terms of the nearest neighbour and any adverse impact, it is pertinent to assess this against the nearest neighbour (who share a boundary) "The Elms" to the south. Having assessed the level of proposed development and noting the topography and boundary details, it is consider the proposed level of built form in terms of extensions and fenestration placement at ground floor level to the property are not considered to offer any overlooking over and above the current levels of mutual inter-visibility that would lead to a loss of privacy. When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the orientation of the two properties and the distances involved it would not be considered to have an overbearing effect. - 6.7 The level and scale of the extensions are alterations to the dwelling house are considered to be relatively modest in the overall scheme when compared to the size of the property within its own curtilage and not judged to cause harm to the enjoyment of the occupants of the main dwelling house or considered to harm the neighbouring amenity. - 6.8 Given the placement of the Air Source Heat Pump on the south elevation facing "The Elms" would be approx. 10m between the intervening dwellings and would not be considered to have any detrimental impact through noise on the neighbouring dwelling. Furthermore, the installation of ASHP and Solar Panels has been classified as a Permitted Development when it complies with certain conditions regarding its installation and noise output levels. - 6.9 In terms of neighbouring impact, the local authority do not object and it is further noted we have not received any objections or comments from the adjoining neighbours. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). - 6.10 Sustainable construction The erection of a new extensions and the re-roofing would have to conform to building regulations standards which ensures the thermal efficiency of the building is maximised. In addition the building has been designed with the majority of the glazing on the rear facing west to take advantage of solar gain. - 6.11 The proposal also includes inclusion of renewable technologies (solar and ASHP) which would be aligned with the sustainable objectives of the Strategic Plan at Paragraph 12.2.8 and Energy Policy 4 and is further echoed within the latest Government strategies for carbon neutrality as noted in Section 3 of this report. - 6.12 In this instance the inclusion of solar panels to the sides and rear roof scape and the installation of an ASHP on the side (South) elevation would be seen as positive attributes to reducing energy consumption for domestic dwellings as sought from GP2n. - 6.13 Given the above, and notwithstanding the moderate visual impact of the solar panels and ASHP, their installation would meet the Government's aims and objectives with respect to the production and consumption of energy from renewable sources
7.0 CONCLUSION For the above reasons, it is concluded that the proposal would accord with General Policy 2, Environmental Policy 1&2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 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 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: 04.11.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note 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.
Copyright in submitted documents remains with their authors. Request removal
