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Application No.: 10/00179/B Applicant: Mr Vince & Mrs Nerys Roberts Proposal: Alterations and erection of extensions to dwelling house Site Address: - Ballacurn Keil House - Ballacurn Road - Ballaugh - Isle Of Man - IM7 5EU ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 22/03/10 Site Visit: 22/03/10 Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee: Ballaugh Parish Commissioners Notes: No objection Consultee: Manx Electricity Authority Notes:** See note1
The application is before the Planning Committee as the proposal would result in an extension larger than the 50% threshold. Do not existing.
The application site forms the residential curtilage of Ballacurn Keil House, Ballacurn Road, Ballaugh which is a two storey detached properties, located on the western side of the Ballacurn Road, and southeast of the Ballaugh Village.
The application site is within an area recognised as being an area of "white land", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
"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: 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."
PLANNING HISTORY There are no previous planning applications which are considered relevant in the assessment and determination of this application.
PROPOSAL The application seeks approval for the alterations and erection of extensions to dwelling house.
REPRESENTATIONS Ballaugh Parish Commissioners:- "No objection."
Highways Division:- "Do not oppose has no traffic management, parking or road safety implications."
The Manx Electricity Authority makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Authority has received no other privately written representations objecting to the application.
ASSESSMENT For the extension of properties within the countryside there are two possible policies to consider. These are Housing Policy 15 and 16 which are indicated within the Policy section of this report.
Housing Policy 15 deals with traditional properties and states that generally the proposed extension/s should not be greater in terms of floor area over the original area by more than 50%.
Housing Policy 16 deals with non-traditional dwellings or dwelling of poor form, and that no extension should be allowed which increases the appearance of the property from public view.
For this application consideration needs to be taken to which policy should be used. Currently, the main two storey aspect of the dwelling is a traditional Manx property.
When viewing the property from the east, south or west the large side/rear flat extension does result in adversely affecting the dwelling and therefore could be considered a dwelling of poor form, due to the previous extension. However, when viewing the property from the north the property would appear to be an attractive three window, traditional Manx farmhouse.
The proposed extensions would replace the flat roofed extension, with a design more in keeping and traditional with the two storey aspect of the dwelling.
The existing single flat roofed extension would be demolished and replaced by the proposed two storey side extension to the southeast elevation which also includes a two storey infill extension.
between the existing rear outlet and the proposed rear outlet (two storey extension). Added to the southeast elevation is a single storey garden room.
It is considered Housing Policy 15 should used for the determination of the application given the main aspect of the dwelling is an attractive traditional property. The only aspect which reduces the appearance of the property is the flat roofed extension, which would be demolished as part of this application. The fact this will be demolition will be taken into account.
It is considered, that the front elevation in terms of design, proportion and form would comply with Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside. Therefore from this aspect the proposal would be a vast improvement and beneficial to the appearance of the existing property and that of the area.
In terms of the size of the extension, the proposal would result in an 87% increase over the existing floor area.
Housing Policy 15 states that exceptionally permission will be granted for extensions which measure more than 50% of the existing building in terms of floor space.
It is concluded given the proposal would vastly improve the appearance by the removal of a large flat roofed extension, which significant detracts from the visual appearance of the original traditional property, the proposal in this case would be acceptable.
RECOMMENDATION
Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Ballaugh Parish Commissioners
It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
The Manx Electricity Authority
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
Recommended Decision: Permitted Date of Recommendation: 14.04.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions 14 April 2010 10/00179/B Page 3 of 4
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the alterations and erection of extensions to dwelling house as proposed in the submitted documents and drawings 437-04 and 437-01E all received on 11th February 2010.
The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ______________________________ Authority Meeting Date : ______________________________ Signed : ______________________________ Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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