Alterations and erection of extensions to dwelling
Site Address:
Boodee Beg Bride Road Bride Isle Of Man IM7 4AF
Officer's Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED EXTENSIONS WOULD SURPASS THE 50% THRESHOLD AND THE PLANNING OFFICER HAS RECOMMENDED APPROVAL.
The Application Site
The application site is the curtilage of a parcel of land incorporating a detached two storey dwelling known as Boodee Beg and a cattery, east of Bride Road and south of Bride village. The dwelling lies approximately 27 metres south-east of Ballavair Cottage on Bride Road. The greater majority of the application site – excluding the vehicular access – is separated from Bride Road by a triangular parcel of land siting the application property approximately 29 metres from the highway. The property is set behind two separate landscaping features, the first being along the south-western boundary which is made up of a 2/2.5 metre high hedgerow, whilst the second feature would front onto the Bride Road and (outside applicants ownership) would be a 1.5 metre high grass bank with hedgerows which vary in height (0.4 metres to 4 metres).
The application property has two storeys and a pitched slate roof. Chimney stacks are present at each end of the roof ridge. Like the rest of the property, the chimney stacks are finished in a cream painted dash render. The front elevation is characterised by two large windows at each floor level. The property is accessed via doorway on the north-west facing side elevation. Due to the size of the pitched roof covering the main part of the dwelling, each side elevation has a gable-end. A two storey annex is present on the rear elevation that has its own pitched roof with gable-end that interlocks into the rear elevation roof slope. The window apertures throughout the property are of varying sizes and all have some type of uPVC casement window installed in them.
The Proposal
The proposal seeks approval for alterations and the erection of extensions to dwelling. The proposal comprises the following works:
Erection of an extension to south-east facing side elevation that extends outwards approximately 7 metres at ground floor level and 4.6 metres at first floor level – a pitched
Case Officer:
Mr Chris Balmer
Photo Taken:
04.09.2012
Site Visit:
04.09.2012
Expected Decision Level:
Planning Committee
roof to match existing will be utilised at first floor level, and a lean-to roof will erected to front elevation with a balcony area behind it above the ground floor portion of the extension;
Erection of a single storey extension with a pitched roof to north-west facing side elevation extending 1.6 metres outwards from the existing wall;
Erection of a single storey extension with a lean-to roof to match existing to rear elevation. The extension will extend between 2 and 4 metres outwards from the existing rear elevation;
Installation of roof-lights on rear elevation roof slope;
All extensions will be finished to match existing.
Planning History
The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
12/00736/B – Alterations and erection of extensions to dwelling (amendment to PA 08/02275/B) – Refused on the following grounds:-
"R 1. The proposal, in its entirety, would more than double the massing and externally measured floor space of the existing property and as such far surpass the generally recognised optimum figure increase of 50% provisioned in Housing Policy 15 in the Isle of Man Strategic Plan. The increase in mass, in conjunction with the proposed design of the extension on the south-east side elevation does not respect the proportion form and appearance of the existing property - from the public highway or up close. As such, the proposal does not comply with the provisions in Housing Policy 15 and 16 in the Isle of Man Strategic Plan 2007 and therefore should be refused.
R 2. By way of substantial increase in visual appearance as viewed from the public highway (as approaching from Ramsey), the dwelling would become more prominent on the landscape designated as an Area of High Landscape or Coastal Value and Scenic Significance, and therefore would not enhance the character or quality of the landscape. As such, the proposal is contrary to the provisions in Environment Policy 2 in the Isle of Man Strategic Plan 2007 and therefore should be refused.
R 3. By way of nearly doubling the proportion of the front elevation of the dwelling as viewed from the public highway, the proposed creation of two different sized gable-ends on the rear elevation, and the creation of a gable-end side extension on the north-west side elevation, the extensions do not maintain the character of the original form. As such, the proposal is contrary to the provisions in Policy 3 in Planning Circular 3/91 and therefore should be refused."
08/02275/B – Alterations and erection of extensions – Permitted.
Planning Policy
The site has been zoned under the Isle of Man Development Plan Order 1982 as being "High Landscape Value or Costal Value and Scenic Significance not zoned for development"; the site is not located within a Conservation Area.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of the planning application.
"Environment Policy 2: 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."
"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)."
"Housing Policy 16 states: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public".
Representations
Bride Parish Commissioners – no objection.
The Highways Division do not oppose - has no traffic management, parking or road safety implications.
Assessment
When viewing the property from the Bride Road the ground floor is well screened due to the landscaping found in the area. Consequently, the existing property first floor is the only aspect of the dwelling apparent from the Bride Road. When travelling along the Bride Road it could be argued that the dwelling at a glance appears traditional in proportion, with a form and appearance similar to a Manx traditional farmhouse design. It is perhaps only when a more fuller and detailed view is taken that the dwelling appears less 'traditional' in terms of Planning Circular 3/91, given its windows design, amount of windows, smaller gable end chimneys, asbestos roof titles and its width which faces the Bride Road. For these reasons it is considered the application property in its current form has a mixture of 'traditional' characteristics and 'non-traditional' characteristics, and consequently it is appropriate to assess the proposal against the provisions in Housing Policy 15 and Housing Policy 16 to ensure a balanced and comprehensive assessment is achieved.
As indicated previously, given the landscaping along the boundaries, only the first floor of the proposed two storey side extension would be apparent from the Bride Road. This extension follows similar lines as the previously approved application (08/02275/B), albeit the proposal (two storey aspect) is now wider being approximately 0.8 metres greater. What results, is arguably a dwelling with a more proportion and form of the traditional Manx farmhouse design which has three upper windows set above a central doorway flanked with a single window either side. The increase in the width of the property from 8 metres to 12.6m would also be closer to the typical dimensions of such farmhouse traditional farmhouse which generally has a width of 11 metres. Therefore whilst the proposal would increase the massing of the dwelling, it is considered this aspect of the proposal would be an overall improvement beneficial to the property and the countryside.
The submission does include a single storey extension attached to the side elevation of the proposed two storey extension. This includes a balcony above this single storey extension. This balcony in terms of visual appearance would be limited, given a small pitched roof would be erected to the south west elevation which would affectively screen the flat roof from the Bride Road.
In terms of proportion and design of the rear and side extension to the northwest elevation, the proposals have been designed in a traditional in manner and would be appropriate. In terms of visual appearance the proposed works would not be very apparent from public view.
The scale of the proposed extension to the south-east elevation of the dwelling as viewed from the public highway is the same as similar extension approved in the previous application 08/02275/B. Subsequently, this addresses one of the reasons for refusal in previous application 12/00736/B.
As indicated at the beginning of this assessment, Housing Policy 15 should also be considered. This policy seeks to control the size of extensions over traditionally styled buildings, the policy states that permission will only exceptionally be granted for extensions over 50% of the existing building. Taking the existing floor area of the property as it stands currently the property has a floor area of 111.2 square metres. The proposed works would result in an additional 133.8 square metres, giving a total percentage increase of 120% (total floor area 245 sqm). This would be an increase over the original approved dwelling which results in a total floor area of 209.8 square metres (increase of 88%). It should be noted in terms of the visual impact between the current and the previous approval there would be little visual increase from the public highway.
Overall, it is difficult to pin point exactly which housing policy should be considered. On one hand if Housing Policy 16 were considered then the majority of the works (single storey extensions and works to the rear) would not increase the impact of the building as viewed by the public and therefore the proposal would be acceptable. However, the two storey extension and particularly the first floor of this extension would increase the impact. However, if Housing Policy 15 was consider the proposal would be well above the generally permitted 50% threshold. Overall, whilst the proposal would increase the visual appearance of the dwelling, it is considered given the traditional nature of the extensions resulting in a better proportioned and formed dwelling, the appearance of the dwelling would be far more appropriate and in keeping within the street scene and the surrounding countryside. It is also noted that the property is in a cluster of six dwellings and stables/farm buildings and consequently such development would not appear to increase built development into the open countryside. Additionally, it is considered the increase in massing and size of the building would not result in significant adverse impacts upon private or public amenities (overbearing impact and/or loss of light).
Recommendation
For these reasons the proposal is considered to comply with the relevant policies of the Strategic Plan and therefore recommended for an approval.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Bride Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" 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.
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 approval relates to the alterations and erection of extensions to dwelling as proposed in the submitted documents and drawings 120906/1, 120906/2 and 120906/3 A received on 21st August 2012 and 19th September 2012.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The roof(s) must be finished in dark natural slate.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
