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Proposal: Mr David &. Mrs Alison Allvey Erection of a single storey extension to dwelling and alterations to two existing windows Dreemskerry Farm Dreemskerry Ramsey Isle Of Man IM7 IBF ##### Site Address: Case Officer: Photo Taken: Mr Edmond Riley 29.01.2014 29.01.2014 Officer Delegation ### Site Visit: Expected Decision Levei:
The application site is the curtilage of a dwelling known as Dreemskerry Farm, Dreemskerry, which is a large, two storey-detached building finished with Manx stone, white render (in places) and grey state roof tiles. The dwelling, which is almost doughnut-shaped and has a central courtyard, is set within a significant area of surrounding land; a collection of dwellings lie to the southwest of the application site along the Road of Scarffe's Ridge, with the nearest, Geay Vooar, some 150m from Dreemskerry Farm. There are few trees in the area, but Dreemskerry Farm is, topographically, set down with views into and out of the site being primarily limited to long-distance. The land within the ownership of the applicant is bifurcated by the Manx Electric Railway, which borders the application site to the north east. Maughold Conservation Area can be found 450m to the northeast.
Planning approval is sought for a single-storey extension within the courtyard to the dwelling, It would measure around 15sqm (it is difficult to be entirely accurate as the dwelling is not constructed of right angles, meaning an infill extension of the type proposed here is no fully rectangular) and would provide three new rooms: a wine store, a pantry and a lobby. Beyond the lobby is also proposed a porch, although this is actually a relocation of the existing porch (and existing front door), which would have to be moved to make way for the proposed extension.
A mono-pitched roof, angled away from the front elevation of the proposed extension, would sit atop the extension; this requires the existing windows to be moved upwards in the elevation, which would convert them into dormers. These dormers would have gables and pitched roofs. One ground floor window would be blocked up to form an internal wall of the proposed pantry. Either side of the newly-positioned porch would sit a window, with Velux conservation rooflights in the mono-pitched roof above. Each of these three elements of fenestration (dormer window; Velux rooflight; new ground floor window) would have identical widths and sit vertically parallel with one another.
is given for the Velux frames. The existing porch is open and has timber poles supporting a pitched roof and sat atop dwarf walls of Manx stone.
3.0 PLANNING HISTORY - 3.1 The following previous planning applications should be considered in the assessment and determination of this application:
• PA 07/02192/B - Alterations, erection of a replacement dwelling, conversion of existing barns into living accommodation and erection of a detached garage - APPROVED
APPROVED
• PA 14/00019, meanwhile, was submitted concurrently with this application and has yet to be determined although a recommendation of REFUSAL has been made. Under that application, approval is sought for a replacement garage / equipment store.
In terms of land use planning, the application site is not designated for any site specific purpose and, as such, constitutes 'white land’ on the 1982 Development Plan Order. The application site is also located within a wider area of land that is designated as having high landscape or coastal value and scenic significance.
Within the adopted Isle of Man Strategic Plan, three policies are considered relevant. 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:
As noted, the application site is approximately 450m from Maughold Conservation Area. While normally the assessment of an application site's proximity to a Conservation Area would be seen in the context of Conservation Areas' generally urban nature, the fact that the Maughold Conservation Area includes a significant amount of countryside means that Environment Policy 36 of the Strategic Plan is considered to apply. It states: "Where development is proposed outside of, but dose to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area".
Housing Policy 15 states: "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)".
5.1 Maughold Commissioners do not oppose the application. 15 March 2014 14/00025/8 Page 2 of 4
It is appropriate that special care be taken to preserve the character of the existing building - which is an attractive and relatively grand dwelling - irrespective of its broadly invisible nature from outside the site. (It is something of a fallacy to assume that a proposal's visual obscurity should be taken as a reason to not seek appropriate development in that location; such an approach presupposes that nobody will view the site - be these, for instance, visiting friends, postal workers or prospective owners.)
6.1
However, the proposed extension is considered to meet the stringent tests required of an application site within a highly sensitive landscape such as this. The proposed materials complement the existing dwelling and, being modest in both form and scale relative to the existing dwelling, could not be said to undermine its design integrity. The loss of some of the openness of the courtyard, and addition of dormer windows to a building that currently exhibits none of these aesthetically-divisive features, is perhaps slightly regrettable but these are small concerns and could not be argued as substantive reasons to refuse the application.
6.2
It is therefore not considered that any undue impact on the dwelling would rise from the proposal's implementation, and its setting within the wider landscape would not be harmed. There is sufficient distance to prevent a detrimental impact on the important views out of the Conservation Area, as well as from sections of the Raad ny Foillan Coastal Path and Maughold Head. For this reason, accordance with the relevant policies of the Development Plan is considered to exist.
6.3
Notwithstanding the above, it is recommended that a condition be applied to ensure the Velux window frames are black to ensure they be in keeping with the windows found elsewhere in the courtyard.
For the reasons set out above, the proposal is considered acceptable and it is recommended for approval,
The local authority, Maughold Parish Commissioners, is, by virtue of the Town and Country Planning (Development Procedure)(No2) Order 2013, Article 6(4)(e) granted Interested Person Status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals
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: 11 3 Determining officer (delete as appropriate) Signed :............................ Chris Balmer Senior Planning Officer Signed :............................ Sarah Corlett Senior Planning Officer Signed ;.... Michael Gallagher Signed :......................................... Jennifer Chance Director of Planning and Building Control Development Control Manager
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