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The application site is the curtilage of the detached property Longcroft, Ramsey Road, German. The property is situated in an elevated position approximately 45 metres to the east of the adjacent highway. The site is currently accessed via a driveway which joins the highway at an angle. The front elevation of the property is visible as one travels north passed the site. The side and rear elevations, whilst visible are partly screened from view by boundary hedging. The fall of the road when travelling south results in views of the site being intermittent.
In terms of design, the property is not a traditionally proportioned dwelling as envisaged by Planning Circular 3/91. It has a hipped roof and its windows are a combination of square and horizontally proportioned. The existing dwelling incorporates a flat roof garage which is not readily visible from public vantage points. There is an existing greenhouse and a stone outbuilding situated within the rear garden to the east of the dwelling.
This application seeks approval for alterations and the erection of extensions to the dwelling, the erection of a detached garage and the re-direction of the existing driveway.
The extensions would be to the rear elevation of the property and would consist of a two storey projection with a hipped roof along with a single storey section providing a dining room and entrance
porch. The existing flat roof garage would be converted to provide additional living accommodation and would have a slate roof around its perimeter to disguise the existing flat roof form. The rear wall of the garage would be finished in Manx stone. A set of patio doors would replace two ground floor windows in the front elevation. A detached triple car garage would be erected to the east of the existing dwelling. This would have pointed Manx stone to its front elevation. The existing vehicular access point from the A4 onto the site would remain however the driveway would be re-aligned so as to provide better access. The existing driveway would be covered and grassed.
The application site is located within an area identified as being of High Landscape Value and Scenic Significance by the 1982 Development Order. Within the Isle of Man Strategic Plan 2007, the following policy is considered relevant:
Housing Policy 16, which 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."
There have been no previous planning applications relating to this site.
German Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. There have been no privately written representations received in relation to this application.
The main issues to be considered in this application are whether the proposed development would increase the impact of the building as viewed by the public so as to warrant refusal of the application.
The application consists of three distinct aspects, namely the extensions and alterations to the dwelling, the erection of a detached garage and the alterations to the driveway.
It is judged that the proposed alterations and extensions would result in an overall improvement to the existing property, enhancing the properties weakest and least visually pleasing aspects such as the flat roof and bland rear facade. Whilst the two storey extension would add to the built form, it is considered that the proportion and form would be in-keeping with the existing dwelling and would not add to the prominence so as to harm public amenity.
The proposed garage would be sited so as to be hidden from view and whilst its footprint is larger than a typical domestic garage, its height is not excessive and it would clearly read as a domestic garage to serve the dwelling. The Manx stone finish of the front facade would result in a muted appearance which would further reduce the visual impact of the garage.
Having visited the site, it is clear that visibility from the existing driveway is compromised to the left. This would be improved by the proposed driveway as the angle at which the driveway meets the highway would be altered so that the driveway runs perpendicular to the road. The proposed driveway would be bordered by a 1.8 metres high Manx sod hedge which would screen the site as viewed from the north. Existing palm trees would be relocated and the old driveway would be filled with topsoil and grassed over. It is judged that the new driveway will improve access to the site and any visual impact of the driveway will be adequately mitigated by the proposed planting landscaping.
It is concluded that the proposed development would not adversely affect the amenities of the countryside so as to warrant refusal and accordingly it is recommended that this application be approved.
RECOMMENDATION Permit.
PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
German Parish Commissioners The Department of Transport Highways Division
Recommendation
Recommended Decision: Permitted Date of Recommendation: 23.04.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 alterations, erection of extensions, erection of a garage and the re-alignment of the existing driveway, Longcroft, Ramsey Road, German, as shown by the information and plans HLK/0078/1, HLK/0078/2, HLK/0078/3, HLK/0078/4, HLK/0078/5, HLK/0078/6 and Photograph Sheet all received 18th February 2009.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping (Drawing HLK/09/0078/9) must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 2thp12009
Signed : ______________________________ Senior Planning Officer
23 April 2009 09/00263/B Page 4 of 4
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