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The application site is a detached property located in an elevated position in Glen Maye overlooking and to the north of the Glen. The property has at one time been a typical Manx Cottage, but a subsequent two storey extension, toilet extension and single storey extension to the rear and the character of the dwelling has therefore changed accordingly. Access to the site is via a single track to the south east of Glen Maye village.
The site is located in an area designated as being of High Landscape Value and Scenic Significance in the 1982 Development Plan Order.
There have been a number of previous applications relating to the site, none of which are considered relevant to this appeal.
The application proposes the construction of a two storey extension to the side elevation of the dwelling to incorporate an additional bedroom, games room and garage. The extension would be constructed in materials to match the existing. In addition, it is proposed to replace the existing windows with dark wood effect upvc windows.
The property is located in a sheltered position overlooking the glen in Glen Maye, with substantial planting within the site, which results in the site being well screened within the landscape.
The extension proposed would extend some 7.1m along the front of the property and had the property not been previously extended, would be disproportionate to the size of the original dwelling. However, given that the property has had the benefit of a previous extension; it is not considered that the extension proposed would result in a further loss of traditional character.
With regard to the proposed replacement windows, the existing windows are casements, and the original window openings have been altered and made larger. It is considered that the installation of sash windows would appear as an anomaly given the size of the window openings. As such, the proposal to replace all of the windows with woodgrain effect upvc, would provide a uniform approach to the dwelling.
Patrick Commissioners have objected to the development on the grounds that “this is considered excessive development in the countryside and overdevelopment of the site.” The views of the Commissioners are noted, however, in this instance, given the location of the property and the previous unsympathetic extension to the property, the proposal is considered acceptable.
The Chief Fire Officer recommends refusal; on the grounds that the means of escape is inherently unsafe. Having discussed the issue with the Building Control Section, it is considered that this issue may be addressed at the Building Regulation application stage and that no external alterations would be required in order for the dwelling to comply.
The Highways Division do not oppose the application.
It is considered that those who made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
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 relates to the plans and information submitted as part of this application, date stamped 10th March 2006.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 22/5/06
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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