Officer Report

Application No.: 18/01206/B Applicant: Mr & Mrs Andrew Nuttall Proposal: Alterations and additions including extension over sun lounge, replacement of kitchen extension with two storey extension and annex to provide ancillary living accommodation (retrospective amendments to PA 17/00365/B) Site Address: Sea View Dogmills Ramsey Isle of Man IM7 4AD Planning Officer: Mr Nick Salt Photo Taken: 11.12.2018 Site Visit: 11.12.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.01.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

None Plans/Drawings/Information:

This decision relates to the following plans and drawings date stamped received on 15th November 2018:

• o 2775/16/01 - Site, Location, Elevations Plans as proposed
• o 2775/16/02 - Proposed floor plans
• o 2775/16/03 - Existing plans and elevations _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site represents the residential curtilage of an existing dwelling situated on the eastern side of the A10 to the south of its junction with the road leading west to Regaby.

1.2 The dwelling was a distinctive one which has castellation's on the parapet and across the top of the frontage of the flat roofed extension to the right of the dwelling. The property sits immediately alongside the road with a lane to the front. Antigua Cottage sits opposite the road, with Mill House to the south, 40m from the site dwelling.

2.0 PROPOSAL - 2.1 This application is submitted as an amendment to PA 17/00365/B, as works were carried out which were different from those approved in the above application decision. The application must therefore be considered and assessed as a whole. - 2.2 The alterations are a series of single and two storey extensions to the property to replace existing extensions, these can be broken down into three stages;

• (i) - The single storey extension on the east elevation comprising a new build extension

featuring a new living/ dining /kitchen area measuring 4.6m x 7.6m and 4.5m high to the ridge with two pairs of Velux windows within the roof pitches and finished in a painted sand cement render.

• (ii) - The two storey extension is to the north elevation, and required the demolition of

the existing single storey extension and extending the footprint out to measure a footprint of

• 5.9x x 7.2m. Directly above this on the first floor is an additional bedroom.

• (iii) - The first floor extension is above the existing extension to the east and saw the

loss of the outdoor patio on the flat roof and the upward construction providing an additional bedroom and shower room.

2.3 The existing castellation's were removed along with one of the chimney stacks.

3.0 PLANNING HISTORY - 3.1 The following approved applications are considered relevant to the determination of this planning application.

• o 09/01765/B - Erection of a replacement porch to dwellinghouse.
• o 03/01025/B - Erection of a sunroom/ shower room extension to west elevation and porch extension to north elevation.
• o 02/01503 - Erection of garage / workshop
• o 17/00365/B - Alterations and additions including extension over sun lounge, replacement of kitchen extension with two storey extension and annex to provide ancillary living accommodation. APPROVED.

4.0 PLANNING POLICY - 4.1 The application site is not designated for any site-specific purpose but is located within a wider area of land classified as high landscape or coastal value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. As the land is not zoned for development General Policy 3 would be applicable, but as this application is for an extension to an existing residential property, the principles of the following policies are considered applicable; - 4.3 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).

4.4 Environment Policy 1: 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 overriding 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.

4.5 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."

5.0 REPRESENTATIONS - 5.1 No representations were received at the time of writing of this report (07.01.19).

- 6.0 ASSESSMENT

6.1 The application differs from 17/00365/B in details surrounding the design of the extension roofs and other minor alterations. The key issues for consideration are therefore the same as previous. The fundamental issues to consider in the assessment of this planning application are; (i) the principle of development; (ii) the visual impact on the character and quality of the landscape of the designated AHLV. (iii) the visual impact of the proposal on the countryside with respect to the proportion, form and appearance of the existing property. - 6.2 The principle of development.

• 6.2.1 In considering this application, it is noted the area is not zoned for development and there is a presumption against development other than set out in General Policy 3. Although, the proposal does not fit specifically into any of the criteria for acceptable development, regard must be given to the reasonableness of the scale and siting of the proposed developments in view of their subsequent impacts, if any, on the countryside. As there is an existing dwellinghouse on site and the proposal is the demolition and rebuilding of some of the previous extension, it is relevant to give greater weight to Environment policies 1 and 2. The countryside is protected for its own sake under Environment Policy 1 and the impact of development on the character and appearance of areas of High Landscape Value and Scenic Significance are identified in Environment Policy 2.
• 6.2.2 The main issue is whether the proposal complies with the relevant policies of the Strategic Plan, including those which are restrictive of development in the countryside outside areas that are zoned for development. There appears to be one fundamental issue to consider when assessing this application - whether the extensions and alterations are detrimental to the openness and vitality of the countryside. One of the underlying themes of the Strategic Plan 2016 is to protect the countryside, for its own sake, from unnecessary development.
• 6.3 The visual impact on the character, appearance and quality of the landscape in this part of the Dogmills as a designated AHLV.

• 6.3.1 The proposal aims to increase the amount of accommodation by providing some sympathetic extensions by building above the flat roof of the former garage; adding a two storey extension in lieu of an existing single storey extension and the erection of a single storey extension to the rear. This method of extending the property is acceptable and is deemed to respect the main building in terms of the layout and scale. The design and form of the extension, finished to match the existing dwelling in terms of appearance, is in keeping with the character of the area by using materials which complement the property. It is considered this aspect does not significantly increase the impact of the built form as viewed by the public, which therefore accords with the provisions of Housing policy 15.
• 6.3.2 The creation of the extension and removal of the castellation's create a neater appearance. The final design of the property ensures it is read as one dwellinghouse and helps to unify the legibility of the buildings without being considered as over development. The alterations are considered to be relatively modest and not judged to cause harm to the enjoyment of the landscape or considered to harm the character and quality of the countryside.

- 7.0 CONCLUSION

7.1 In summary, the amendments and alterations detailed in this application comply with the aforementioned policies within the 1882 Development Plan and Isle of Man Strategic Plan. The application is therefore recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 08.01.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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