Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to alter and extend an existing rural dwelling located within the parish of Andreas.

The Site

1. The application site is the curtilage of a property known as Kinleys Croft, Bernahara Road, Andreas. The property which is predominantly two storeys high has a traditional appearance despite having been extended in the past. It is set back from the highway and is served by a driveway and parking area. A single storey garage building is attached to the northern elevation. Mature trees line the front boundary of the property.

The Proposal

1. This application seeks approval for alterations and the erection of a two storey extension to the rear elevation of the property. The extension would provide a family room at ground floor level and a study/bedroom and shower room at first floor level. The extension would increase the length of the existing rear two storey section of the building and to its rear elevation would have a projecting gable. External materials would match those of the existing.

1. The property has been the subject of previous extensions under the provisions of 04/02136/B. Based on the existing floor area of the building (353 sq.m) the extension would result in an increase to 407 sq.m which equates to an increase of 15% over the current floor area.

Development Plan Policies

1. The application site is located within an area that is shown by the 1982 Development Order as being white land that is not designated for development. Within the Isle of Man Strategic Plan, the following policies are judged to be relevant:

General Policy 3:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);

Application No.:	12/00048/B
Applicant:	Mr Terry Groves
Proposal:	Alterations and extension to dwelling
Site Address:	Kinleys Croft Bernahara Road Andreas Isle Of Man IM7 2EL

• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

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)."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

04/02136/B - Demolition of existing outlet and construction of proposed extensions to provide additional living accommodation. This was permitted.

Representations

1. The Highways Division of the Department of Infrastructure does not object to this application.
2. Andreas Parish Commissioners do not object to this application.
3. The Isle of Man Water and Sewerage Authority advises that it has no objection to this application having received a satisfactory Flood Risk Statement.

Assessment

1. The key issues to be assessed in the determination of this application are whether the proposal is acceptable in terms of its size (floor area) and whether its scale, form and general design respects the character and appearance of the existing dwelling.
2. The extension generally follows the form of the existing dwelling and this would be complemented by the use of external materials and finishes to match the existing dwelling. The double height picture window proposed to the rear elevation is not a typical traditional design feature however its position on the rear elevation is unlikely to allow views of it by the public. The front elevation of the extension would feature a large window to serve the internal staircase within the extension. This would be vertically proportioned but would not be the size of a traditional window as seen on the original dwelling. However, given the set back of this window from the front of the property, it is judged that this is acceptable.

1. In terms of floor area, the existing dwelling has an area of 353 sq.m and this extension would increase this to 407 sq.m, or 15%. Housing Policy 15 states that "Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." By the word of the policy, the proposal meets this requirement as it is not greater than the 50% 'limit' set out if based on the existing floor area rather than the floor area of the original dwelling. If the policy is taken literally, it would effectively allow for the incremental expansion of rural dwellings and each subsequent floor area calculation would be based on an extended property as a starting point. It is unlikely that Housing Policy 15 was written to allow this situation to occur. It should be noted that floor area is not the only aspect of HP15 that requires consideration. Of equal, if not greater importance is the need to ensure that any extensions to traditional rural dwellings are designed so as to respect the proportion, form and appearance of the existing property. It is judged that overall the proposal generally meets this requirement.

RECOMMENDATION

1. Permit.

PARTY STATUS

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Andreas Parish Commissioners The Isle of Man Water and Sewerage Authority

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 08.03.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

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 alterations and extension to dwelling Kinleys Croft, Bernahara Road, Andreas as shown by 50, 51, 101 and 200 received 17th January 2012 and 01 Rev A received 24th February 2012.

C 3.

The external finishes of the extension must match those of the existing building in all respects.

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 : 8/3/12

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager