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Application No.: 23/00034/B Applicant: Mr & Mrs J & R Angiolini & Sandilands Proposal: 1st floor extension to rear of house Site Address: Elm Lodge Patrick Road St Johns Isle Of Man IM4 3BP Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 15.03.2023 _________________________________________________________________ R : Reasons for Refusal O : Notes attached to reasons Reasons for Refusal R 1. Due to the form, design, height, size and appearance of the proposed extension it is not considered to be sympathetic to the character and appearance of the existing property and would not have a positive impact on the surrounding environment and is contrary to Housing Policy 15 and Environment Policy 1 of the IOM Strategic Plan 2016.
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
1.1 The application site is within the curtilage of Elm Lodge, Patrick Road, St Johns which is a single storey traditional cottage situated to the Southern side of Patrick Road. - 1.2 The property is constructed out of Manx Stone with a slate roof, has a porch to the Western elevation and a flat roofed extension to the South elevation. THE PROPOSAL
2.1 The current planning application seeks approval for the erection of a two storey extension which measures approximately 5.32m by 4.61m with an overall height of approximately 6m. The extension is to have a glazed pitched accent to the front elevation and composite timber cladding. - 2.2 The following is stated within the covering letter with the application which states, "We are proposing to form a 1st floor to the existing rear extension, thereby forming a new bedroom with en-suite bathroom, adding a staircase and making the old bedroom into a study. The rear extension will be clad with low maintenance composite cladding. Its timber appearance will complement the Manx stone of the cottage. The proposed extension and existing bedroom/ bathroom will be thermally insulated to at least current standards, provide nice accommodation for its occupiers and will look attractive in the street scene." PLANNING HISTORY
3.1 There are no previous applications which are relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as an "Area of Private Woodland or Parkland" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan - South Map. The site is not within a Conservation Area nor a Flood Zone.
4.2 Given the nature of the application, with regards to the land designation, Housing Policy 15 is the key policy and seeks that extension of traditionally styled properties will normally be excepted where they respect the proportion, form and appearance of the existing property. This is followed by Environment Policy 3 which sets out that Development will not be permitted where it would result in the loss of or damage to woodland areas and due to the traditional form of the property. - 4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings and Environment Policy 1 which seeks to prevent development which would adversely affect the side other than in exceptional circumstances. - 4.4 Other material considerations for this application are the Residential Design Guidance
(2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state they have no Highways Interest. (26.01.23) - 5.3 Patrick Commissioners have considered the proposal and state the following, "The Commissioners consider that the proposals are out of keeping with the locale and ruin the appearance of the existing dwelling. That said, it is barely visible from the highway or any vantage point and as such they limit their opinion to this comment." (24.02.23)
6.1 The main issues to consider in the assessment of this planning application are:
positive impact on the surrounding environment, contrary to Environment Policy 1. The proposal is therefore recommended for refusal.
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 : Refused Date: 17.03.2023 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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