Alterations and erection of extension to provide garage with living accommodation above (Amendments to PA 12/01363/B)
Site Address:
Cronk Breck
Bernahara Road
Andreas
Isle Of Man
IM7 3HH
Officer's Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE IN VIEW OF THE PLANNING HISTORY OF THE SITE AND DUE TO THE FACT THAT THE PLANNING COMMITTEE HAS CONSIDERED PREVIOUS APPLICATIONS ON THE SITE.
The Application Site
The application site accommodates a relatively new and large replacement dwelling at Cronk Breck, Bernahara Road. The site is situated in open countryside to the north east of St. Jude's and south of Andreas village.
The Proposal
The proposal is for the erection of a garage with living accommodation above. It is an amendment to a previously approved scheme, 12/01363/B and effectively seeks permission for a slightly larger building than was previously approved.
Planning permission is being sought concurrently for the erection of a five bay car port and secure storage area (PA 13/00306).
Previous applications have been considered by the Planning Committee as outlined below.
Planning History
13/00306/B – application seeking permission for the erection of car port and secure storage area. The application was submitted at the same time as the application subject to this report and is being considered concurrently.
12/01374/B – permission granted in 2012 for erection of a general storage building and associated landscaping including extension of residential curtilage to accommodate new access tracks, repositioned driveway, new entrance walling and concrete apron (retrospective).
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
26.03.2013
Expected Decision Level:
Planning Committee
12/01363/B - permission granted in 2012 for alterations and erection of extension to provide garage with living accommodation above. The current application is an amendment to this permission.
12/01362/B - permission granted in 2012 for installation of three dormers in the main house.
12/00582/B - application for creation of a temporary access track and erection of a temporary general purpose agricultural building to house garden maintenance. This application was refused and an appeal was sought but withdrawn before being considered, in July 2012.
10/00216/B - permission granted in 2010 for replacement dwelling.
09/01011/B - permission granted in 2009 for the erection of replacement dwelling.
Planning Policy
The site is not subject to any specific zoning in the Isle of Man Development Scheme (Development Plan) Order 1982.
General Policy 3, and Housing Policy 15 of the Isle of Man Strategic Plan 2007 are considered relevant. Whilst General Policy 2 applies to development which is consistent with the land use designation, and the site is not designated for development, the existing development on site is authorised and this policy sets out general principles of good development practice, which are considered relevant in this case.
14. General Policy 2 states:
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption. 15. General Policy 3 states:
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, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; 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-dependent 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. 16. 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 of the existing building in terms of floor space (measured externally).
Representations
Andreas Parish Commissioners - no objection.
Highways Division - no objection.
Assessment
Background
By way of background, planning permissions were granted for a replacement dwelling on the site in 2009 and 2010. The later 2010 permission was for a replacement dwelling substantially bigger than the original. The case officer calculated the overall increase in footprint to be (although this is reduced to if the existing buildings are taken into account). The dwelling has now been built and the 2012 permission for a garage extension with accommodation above is currently under construction. The current application subject to this report is to amend this permission. The 2012 permission for a general storage building has been implemented. The Planning Authority is also considering a planning application for the erection of a car port and secure storage area.
Differences between the current application and existing permission
The current application seeks to amend the existing permission for the garage extension with accommodation above. The height of the extension has been increased by 300 mm , the depth increased by 1700 mm , and with increased by about 50 mm . The general form of the extension remains the same with a cat slide roof and dormer window at the front. External materials would be the same as before - slate roof and rendered walls to match the main house. In terms of accommodation, the floor plans now show a dressing room at first floor level (the accommodation above the garage) rather than a private gym. On a practical
level, the changes provide an overhang above the garage to provide shelter from the elements.
The effect of the proposal upon the character and appearance of the area
The proposed amendments are considered relatively inconsequential and do not raise any new planning issues. It is considered that the design of the extension remains acceptable and that the proposal will not adversely impact on the character and appearance of the area.
Housing Policy 15 does not permit extensions to houses in the countryside of more than of the original floor area (measured externally) unless in exceptional circumstances. The existing house has a floor area of approximately 860 square metres. The total floor area of the extension proposed by this application is approximately 128 square metres. This equates to an increase of just under over the floor area of the existing house. It is considered that the proposal respect the proportion, form and appearance of the existing property, therefore, according with Policy H15.
Other issues
The proposed extension is some distance from the nearest neighbour and raises no issues of impact on residential amenity.
Recommendation
It is recommended that the planning application is approved with conditions.
Party Status
The Local Authority, Andreas Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The Highways Division is now part of the Department of Infrastructure and as such no longer benefits from Interested Party Status.
Recommendation
Recommended Decision: Permitted
Date of 18.04.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
N : Notes attached to conditions R : Reasons for refusal
: 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 garage extension with accommodation above relates to application form, Drawing Numbers 2118/12 124, 120 and 121, all received on 13 March 2013.
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
Decision Made : Committee Meeting Date : Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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