Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: 15.11.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a large detached two storey Georgian dwelling sited on the north western side of the A2 Ramsey to Douglas Coast road, Slieau Lewaigue, Ramsey.

1. The existing dwelling is grand in appearance and is finished in a painted render. The dwelling has traditional sliding sash windows throughout with traditional Georgian glazing bars in the upper light panel. The application site property is built directly on the highway with a low rise wall with balustrading acting as a boundary. To the rear and south west side of the dwelling is a parking area with garden area to the rear.

1. The surrounding area is characterised by open countryside and sparsely distributed properties.

The Proposal

1. The planning application seeks approval for the erection of a first floor extension over existing roof terrace on the rear north west elevation of the existing dwelling above an existing garden room.

1. The proposed filly glazed extension would create a conservatory like building measuring just less than 7 metres in length and a depth of just less than 4.7 metres. The proposed extension would have a height of 3.7 metres including the roof lantern

1. The proposed extension would be finished in a smooth waterproof sand/cement render finish and uPVC framed windows to match existing dwelling.

Planning History

1. The application site has been the subject of nine previous planning applications, one of which was approved and considered relevant to the assessment of this current planning application:

Application No.:	12/01437/B
Applicant:	Mrs Michele Greenough
Proposal:	Erection of first floor extension over existing roof terrace
Site Address:	Rest And Be Thankful
	Slieau Lewaigue
	Lewaigue
	Ramsey
	Isle Of Man
	IM7 1BH

PA 05/01400/B: Erection of single and two storey extension to rear to provide conservatory, kitchen, dining room with bedroom, en-suite and roof terrace above, and erection of a detached garage with attached workshop.

Planning Policy

1. The application site is recognised as part Woodland and part High Landscape or Coastal Value and Scenic Significance under the Town and Country Planning (Development Plan) Order 1982.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically relevant to the assessment of this current planning application:

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) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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".

Environment Policy 1 states:

"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."

Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape of 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 difference 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."

Environment Policy 3 states:

"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."

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)."

Representations

1. Maughold Parish Commissioners have no objections to the current planning application.

Assessment

1. Given the nature and level of development proposed it is imperative that the new proposed dining room extension respects the main dwellinghouse and does not have an adverse impact on the surrounding area.

1. As the description of the proposed extension on drawing no P02 states orangery and not conservatory, it should be noted that orangeries are associated with the growing and keeping of citrus fruits to protect them from the cold winter as well as housing delicate plants. Orangeries were very popular additions to residential properties from the 16th to 19th Century. However, today orangeries are a superior name for a conservatory or a sun room and therefore should not be confused with the sole use of housing citrus fruits or delicate plants. From the description of proposed development, it is apparent that the proposed orangery, as detailed on drawing no P02, will not be used for the original purpose that an orangery was initially developed for hundreds of years ago.

1. Although the application site dwelling may not be classed as a traditional Manx property as outlined in Planning Circular 3/91 it is still considered to be of a grand and superior appearance. It is believed that the Rest and Be Thankful was built as an inn in the 19th Century and was named 'The Slieau Lewaigue Hotel' in the wake of the increased visitor trends towards the end of the century.

1. The proposed development contained within this planning application is deemed relatively modest and is judged to respect the main dwellinghouse in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around. The proposal is not considered to cause any undue harm to the enjoyment to the dwelling or visual appearance. With regards to Housing Policy 15 the proposed development does not measure more than 50% of the existing dwelling and therefore the proposal is in accordance with Housing Policy 15 of the Isle of Man Strategic Plan 2007.

1. The application site dwelling has had a number alterations and development however has still kept to the existing appearance primarily the front elevation. The existing dwelling is in a prominent location with the complete front elevation wholly visible from the highway. Given that the proposed conservatory would be at the rear of the existing dwelling and not be visible from a main public thoroughfare, it is judged that the proposed development would not impact upon the visual appearance of the surrounding area or harm the character and quality of the landscape.

1. Overall it is concluded that the planning application accords to the provisions of General Policy 3, Environment Policy 1, Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Maughold Parish Commissioners, is 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 26.11.2012

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 for the erection of a first floor extension over an existing roof terrace relates to drg no P01 and PO2 both date stamped 24th October 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: 29.11.12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Sarah Corlett

Michael Gallagher Director of Planning and Building Control Jennifer Chance

Michael Gallagher Director of Planning and Building Control Jennifer Chance

Development Control Manager

29 November 2012

Development Control Manager

29 November 2012