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Application No.: 20/01378/B Applicant: Rockford Properties Ltd Proposal: Alterations and erection of extension to front porch and rear elevation Site Address: Glenaspet Patrick Road St Johns Isle Of Man IM4 3BP Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.02.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 15, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016.
This decision relates to Drawing Nos. 17/2602/20, 17/2602/21, 17/2602/22, 17/2602/23, 17/2602/24, 17/2602/25, 17/2602/26, 17/2602/27, and 17/2602/29, received 3 December 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.1 The site is the curtilage of a large house (Glenaspet) which sits on the southern side of the A30 Patrick Road which links St. John's with the hamlet of Patrick. The house is some distance - 150m - from the road and accessed via a long driveway which curves around Elm Lodge and Rose Dene, two existing, detached dwellings which sit fronting onto the road and the former of which is owned by the applicant. - 1.2 Glenaspet is generally not publicly visible, being screened by existing trees which surround the site, despite being a sizeable dwelling with a number of outbuildings around it. Whilst the area edged red is described in the application as residential, in fact, only part of this is - that to the north which is managed with carefully positioned trees and presently used for the grazing of horses. The area to the south is unmanaged scrubland. - 1.3 The site is heavily treed with a very large beech tree situated to the rear of the main house. There are outbuildings at the rear of the main house which look to be partly occupied.
2.0 THE PROPOSAL - 2.1 The application seeks planning approval for alterations and erection of extension to front porch and rear elevation. - 2.2 The proposed works would include:
2.3 Other external alterations would include the replacement of sliding doors on the east lower ground floor east elevation with a door and window; installation of patio doors on the left end of the front elevation of the lower ground floor (to serve the office/study) replacing a single door and window, replacement of the left window on the front of bedroom positioned right of the main entrance, and lowering of window cill and widening of window on the right side of the front elevation of kitchen.
3.0 PLANNING POLICY - 3.1 The site lies within an area of High Landscape Value and Scenic Significance not designated for a particular purpose on the 1982 Development Order. There is a presumption against development in such areas as set out in General Policy 3 and Environment Policies 1 and 2. However, Housing Policy 15 sets out provisions and guidance for the extension of dwellings in the countryside where the site is not designated for development. - 3.2 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).
extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
3.3 The following sections of the Isle of Man Strategic Plan are also considered relevant to the application: - 3.4 Environment Policy 1: 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. - 3.5 Environment Policy 2: 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:
3.6 It will also be vital to consider General Policy 2 in the assessment of the application given that the site already has an established residential use.
4.1 The application site has been the subject of four previous planning applications which are considered to be materially relevant to the current application.
4.2 PA 96/00736/B for Replacement uPVC windows, Glenaspet, Patrick Road, St Johns, Patrick. Approved - 4.3 PA 99/01933/B for alteration to rear roof pitch and re-roofing in artificial slate. This was approved in April 2000. - 4.4 PA 07/01727/B for alterations and extensions to dwelling to provide additional living accommodation. The application proposed to increase the floor area by 65% but with only a slight increase (3m) to the length of the principal elevation and with no increase in the height of the building. The existing windows were also to be replaced with sliding sashes. This was not implemented.
4.4 PA 17/00605/B for Alterations, erection of extension and driveway amendments. This application proposed alteration to the building which included extension of the front porch, rearward extension of the existing kitchen providing a glazed sunroom, replacement of doors and windows on the principal elevations, as well as alterations to the driveway.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they do not oppose in the letter dated 24 December 2020.. - 5.2 Patrick Parish Commissioners have stated that they have no objection to the application in a letter dated 14 January 2021.
6.0 ASSESSMENT 6.1 Given the level and nature of the development proposed, the key issues to consider in the assessment of the current planning application are the impacts upon the existing character and appearance of the property and the potential impacts upon the visual amnesties of the countryside.
6.2 The proposed alterations and extension respects the proportion, design and form of the existing dwelling and would appear as subordinate additions to the main dwelling. As well, the scheme would integrate key features of the dwelling such as the roof pitch, window and door types, external wall finishing and roof materials that would ensure the changes tie in with the character of the existing dwelling. It is also considered that the modest scale of the extensions which would only slightly increase the footprint of the dwelling would ensure that the scheme aligns with Housing Policy 15 which guides the extension or alteration of existing traditionally styled properties in the countryside.
6.3 With regard to impacts on the visual amenities of the surrounding countryside, it is noted that the proposed works would alter the appearance of parts of the property. Notwithstanding, these changes would not be publicly noticeable due to the screened position of the site from any of the surrounding highways and neighbouring dwellings. Besides, the changes would only be minor and would be in keeping with the character of the property which is unique in its setting within the countryside. Moreover, the proposed development would not result in the loss of any surrounding tree or impact on any tree on site, ensuring that the development does not cause harm to the visual amenity of the surrounding countryside.
7.1 Overall, it is considered the proposal would be in keeping with the character of the site and surrounding area as the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 and Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 08.02.2021 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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