Loading document...
Application No.: 22/01446/B Applicant: Mr & Mrs Neil Stoutt Proposal: Proposed alterations and replacement Kitchen extension to rear elevation of dwelling. Site Address: Ellanbane Farm Bernahara Road Lezayre Ramsey Isle Of Man IM7 2AU Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.01.2023
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.
N 1. The applicant is recommend to consider flood mitigations such as flood resistant materials and doors as well as raising services above any potential flood height.
It is considered the proposal would appear as a subordinate extension, well designed extension, while still allowing the main dwelling house being the main aspect within the site. Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2.
This approval relates to the submitted documents and drawing all received on 21.11.2022. ______________________________________________________________
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:
Flood Management Division (DOI) _____________________________________________________________________________
1.0 SITE - 1.1 The application site represents the residential curtilage of Ellanbane Farm, Bernahara Road, Lezayre which is an existing traditional Manx farmhouse style with five uppers windows over a central doorway which is flanked either side by two windows. The detached dwelling is situated to the western side of the Bernahara Road and north of the Lezayre Road.
2.0 PROPOSAL - 2.1 This application seeks approval for the proposed alterations and replacement Kitchen extension to rear elevation of dwelling.
3.1 The application site is designated as High Landscape Value or Coastal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is not within Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 Environmental Policy 1 states: "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 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 3.4 Environment Policy 2 states: "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: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." - 3.5 Housing Policy 15 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)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.1 There are no previous planning applications in association with the site which are considered relevant in the assessment and determination of this application. - 5.0 REPRESENTATIONS
5.1 Highway Services make the following comments (20.12.2022): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking." - 5.2 Lezayre Commissioners recommend an approval (14.12.2022). 5.3 Flood Management Division comment ()06.12.2022); "Mitigations such as flood resistant materials and doors as well as raising services above any potential flood height should be conditioned on this application." 6.0 ASSESSMENT
6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling.
6.2 Currently, the dwelling is partly apparent when travelling along the Lezayre Road; albeit given mature vegetation to the southern(roadside) boundary fields of the site, the dwelling is partially screened. The dwelling is also set into the site, so views are only distance views. - 6.3 The existing property is traditional in form and appearance and it is considered HP 15 requires consideration. - 6.4 In terms of the size increase the proposed extensions would have a floor area would be below the 50% threshold, namely given the size of the extension (69sqm) and as part of the work involve the removed of the existing rear extension (kitchen). - 6.5 In terms of the proportion, scale and form of the proposal, the proposals are more unique, using the existing side stone wall and incorporating it into the main dwelling. This is an unusual approach, albeit the form is still traditional in form having a lean-to roof design and traditional fenestration and finishes. The works to the side of the property and its height are such that the proposal would not be especially apparent from public views. - 6.6 It is considered the proposals would appear as a subordinate extension, while still allowing the main dwelling house being the main aspect within the site, especially when viewed from distant pubic views. Due to these reason; this it is considered it would be difficult to argue that the proposal would adversely affect the countryside or harm the character and quality of the landscape as per the requirements of Environment Policy 1 and 2. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15.
7.1 It is considered the proposal would appear as a subordinate extension, well designed extension, while still allowing the main dwelling house being the main aspect within the site.
7.2 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2. It is recommended that the application be approved.
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: 10.01.2023 Determining officer Signed : J SINGLETON Jason Singleton 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
