Planning Officer Report

Planning Officer Report And Recommendations {{table:16217}}

Officer's Report

Introduction

1. This application seeks approval for the erection of an extension and detached garage block at a traditional property situated in private woodland/parkland. The application is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of The Old Vicarage, Vicarage Road, Braddan which is a two storey detached dwelling with additional storage/accommodation at lower ground floor level.

1. The dwelling is a fairly traditional Georgian property, there is an existing outbuilding to the side of the property which is used for storage, to the south of that there is a single storey garage.

1. There is an entrance and driveway which provides access to the front of the property and an entrance and driveway which provides access to the rear, there is a parking and manoeuvring area at the rear of the property.

1. There is an existing wall/hedge on the rear boundary, there are also a number of large, mature trees which surround the property and are on the rear boundary.

The Proposal

1. The application seeks approval for the erection of an orangery extension and a detached garage block.

1. The detached garage would measure approximately 10.1m x 7.2m, the walls would be constructed of blockwork and would be finished in render, the garage would be finished with a hipped roof with tiles to match the main dwelling.

1. The garage would accommodate three vehicles and would be finished with timber up and over doors with glazing at the top with Georgian window bars.

1. The orangery extension would measure approximately 4.3m x 6.6m internally and would be constructed of timber with a leadwork frame, the windows would be constructed of hardwood timber and would be Georgian in style.

1. The removal of two mature trees from the rear boundary would be included in this application. This would involve the removal of the Sycamore and an Elm. The sycamore has deep rot at approximately 3m up, the elm is in the rear wall which is to be removed and replaced.

Planning History

1. There have been previous applications for the repair works to the main dwelling.

Development Plan Policies

1. The application site is in an area zoned as "Private woodland/parkland" identified on the Braddan Local Plan 1991. It is appropriate to consider Environment Policy 3, Housing Policy 15 and Housing Policy 16 of the Isle of Man Strategic Plan (20th June 2007).

1. Environment Policy 3

Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.

1. Housing Policy 15

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).

1. Housing Policy 16

The extension of non-traditional dwellings or those of inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.

Consultations

1. Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.

1. Braddan Commissioners recommend approval.

Assessment

1. The application consists of two separate parts, the erection of an orangery extension and the erection of a detached garage.

1. Firstly dealing with the orangery extension, this is a fairly traditional design which would be in keeping with the existing dwelling. The finish would be to match the existing dwelling and would respect the design and proportions of the windows and features.

1. The dwelling, whilst traditional is not traditional in the sense of Planning Circular 3/91. It is therefore appropriate to consider both Housing Policy 15 and 16.

1. In terms of Housing Policy 15, extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and should not measure more than 50%. The proposed extension would clearly be subordinate to the existing dwelling. It is considered that the proposed extension would not adversely affect the character and appearance of the property given that the extension has similar design and proportions as the main dwelling.

1. The extension would not be highly visible from the main public thoroughfares. The existing trees provide significant screening and the proposal would not result in the loss of trees which contribute to the visual amenity.

1. In terms of Housing Policy 16, extensions should not increase the impact of the building as viewed by the public. The extension would not significantly increase the impact of the building when viewed from the public thoroughfare.

1. Whilst the dwelling does not sit comfortably solely under either policy, it is considered that it would be in accordance with both Housing Policies 15 and 16. In terms of environment Policy 3, the proposed extension would not result in the loss of any trees or have a harmful impact on the surrounding woodland; it is therefore considered to be in accordance with this policy.

1. The proposed extension would not unduly harm the character and appearance of the property or the surrounding area in general. It is also judged that the proposed extension would not unduly harm the amenities of local residents.

1. The other aspect of the application is the proposed garage; this would be detached and would provide space for three vehicles. The garage would have similar features to the main dwelling, such as the design of the roof and the detailing including the timber doors.

1. The Forester for the area is of the opinion that the removal of the trees would not have a detrimental impact on the woodland and would not have an unduly harmful impact on the character and quality of the surrounding area. The Forester indicated that the trees were on the rear boundary and would therefore not be highly visible from the main public thoroughfares.

1. The proposed garage would be single storey with a low hipped roof and it would be sited approximately 10m away from the main dwelling house. The proposed garage would be sited adjacent to the rear boundary and would not be highly visible from the highway.

1. It is considered that the proposed garage would not have a harmful impact on the amenities of local residents or the character of the locality in general.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. 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.

1. 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.

1. The Department of Environment, Food and Agriculture is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.02.2012

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 an orangery extension and detached garage as shown in drawings 01, 02, 03, 04, 05, 06, 07, 08, 09 and 10 received 10th January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 16-2-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : 2020wout Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager