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The application site is the curtilage of Rosehill Farm, Richmond Hill Braddan which is a detached dwelling situated to the southern side of Richmond Hill. The land which surrounds the dwelling is also in the applicant's ownership, there are a number of fields and outbuildings which house office accommodation and stables. Before the alterations to Richmond Hill, the dwelling was visible when travelling towards Douglas along Richmond Hill; however these were fairly distant views of the property, as the dwelling is set back from the highway by approximately 200m. Since the alterations to Richmond Hill, the dwelling is very well screened by the banking and is not easily visible when viewed from the public thoroughfare.
The application seeks approval for the erection of first floor extensions above the existing single storey aspects of the property on the north and west elevations. The extensions would provide additional living accommodation and would be finished to match the existing dwelling.
The following previous planning applications are considered to be specifically material in the assessment of the current application:
PA 91/00271/B Alterations and extension and re-siting of drive entrance – Permitted
PA 97/00934/B Alterations and extensions to dwelling – Permitted PA 98/00562/B Utility/cloakroom extension to dwelling – Permitted PA 02/01602/B Alterations and extensions to dwelling – Permitted
The application site is in an area zoned as "Open Space (agricultural)" identified on the Braddan Local Plan 1991. Given the nature of the application it is appropriate to consider Housing Policy 16 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
Braddan Commissioners have not commented
There is a presumption against development in the countryside; this is set out in General Policy 3. In this instance the application site falls under the exception of previously developed land General Policy 3 (c).
It is appropriate to consider Housing Policy 16 of the Strategic Plan which considers the extension of non-traditional dwellings or those of poor or inappropriate form. It sets out that extensions to dwellings of this nature will not generally be permitted where this would increase the impact of the building as viewed by the public.
The proposed extensions would be above the single storey wings on the north and west elevations, this would bring these up to two storey in height to that of the main dwelling.
As mentioned above the existing dwelling is not highly visible from the public thoroughfare. This is due to the siting and orientation of the dwelling and the position of the adjacent outbuildings. The alterations at Richmond Hill have also helped in the screening of the site.
The extensions would create additional living accommodation, but would not increase the overall height of the building. Given that the extension would be first floor, it would not increase the footprint of the building.
The existing dwelling is fairly large; it is considered that the proposed extensions, being at first floor level only, would not significantly increase the mass of the building. Given that the views of the dwelling are so distant, it is considered that the proposed extensions would not be so significant as to increase the impact of the building as viewed by the public.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority, Braddan Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
Recommended Decision: Permitted Date of Recommendation: 12.08.2011
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 permission relates to the erection of first floor extensions as shown in drawings Location Plan, 02/1231/1A, 02/1231/16A and F/822/1 received 12th July 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 22 August 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jennifer Chance Development Control Manager
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