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Application No.: 08/01165/B Applicant: Mr D E \& Mrs Creasey Proposal: Erection of two storey extension Site Address: Little Gibdale Bayrauyr Road St Marks Ballasalla Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose subject to the imposition of the following condition Consultee : Malew Parish Commissioners Notes: Object Consultee : Chief Fire Officer Notes: Note received
The site represents the residential curtilage of a stone cottage which sits in the middle of a field to the west of the A3 Ballamodha Straight and to the north of the B30 Bayrauyr. Access to the site is through Gibdale Farm, of which the cottage was once part but is now in separate ownership.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as white land - that is designated for development.
In addition to the above, planning permission has also been sought for the following: PA 96/0987 - approval in principle for renovations and alterations to existing derelict cottage refused on review PA 97/0102 - approval in principle for the renovation of derelict house to a farm worker's dwelling refused on review
PA 97/0103 - creation of hard surfaced track - permitted PA 02/02161 - re-instatement of former dwelling to form tourist accommodation and erection of rear porch - permitted on review. PA 05/1707 - alterations to access - permitted on review PA 06/0256 - erection of an agricultural building - permitted
PA 06/1853 - change of use from holiday accommodation to residential - permitted on appeal and PA 07/2173 - erection of stable block - permitted.
Work has commenced on the renovation.
Proposed now is the extension of the property. The extension is at the rear of the property and will provide a kitchen at ground floor level and a second bedroom with en suite bathroom above. Formerly the property had two bedrooms - the proposed extension allows for larger rooms. The existing cottage has an external footprint of 5.2m by 9.2m with two floors (95.68 sq.m). The proposed extension will provide an additional footprint of 5.8m by 6m on the ground floor and 5.5m by 5.5m above (65.05 sq. m) representing a 68% increase in floor area.
The ridge of the extension is 1m shorter than the main ridge and 0.25m below its height. The extension will be finished in stone up to first floor and timber and glass above with a slated roof. A flue to serve an aga will be installed on the side of the rear extension and a new entrance with canopy above alongside. A rooflight is proposed on the western pitch of the new extension and a dormer on the eastern pitch.
REPRESENTATIONS
Malew Parish Commissioners object to the application on the basis that it is out of keeping with the countryside and the extension represents more than a 50% increase in floor area.
Department of Transport Highways and Traffic Division recommend that two off street parking spaces are provided.
The Fire Prevention Officer requests the installation of smoke detection which is dealt with as part of the Building Regulations and as such is not a planning matter and should not be referred to in the planning decision notice.
Pleaning Committed
Reference should be made to the previous decision to permit the change of use to residential accommodation from tourist accommodation, PA 06/1853. In this the expected concern that the new use would bring about a desire or need for alterations and extensions to the property as it was arguably too small as it stood to accommodate all the trappings of permanent accommodation. The Inspector dismissed this, saying "I am not satisfied that it would be too small for permanent residential occupation. The building originally served as a permanent dwelling. I see no reason to assume that its reversion to that use would require further physical works that would significantly detract from its character" (paragraph 15). He goes on "I accept that it would be desirable to control further alterations to the external appearance of this property, so that it would revert as closely as possible to its original character. However, it seems to me that this objective could best be achieved by withdrawing permitted development rights. Prospective occupiers would then be able to judge whether the accommodation as it stands would provide them with sufficient room for their requirements".
The Inspector's comments make reference to "further physical works which would detract from its character". He does not dismiss the prospect of any extensions or changes at all. It is also relevant that the Strategic Plan makes provision for the renovation of buildings under certain circumstances and in these cases extensions are permissible:
Housing Policy 13 states:
30 July 2008
"In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition or new fabric to replace that which has been lost. Where
a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and
b) there is an existing, usable track from the highway; and where
c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space measured externally, the extensions measures less than 50% of that or the original)."
The original building would have satisfied requirement a) although there is/was no usable track and the provision of services to the property is unclear. As the principle of renovation of the building has been accepted and its use as residential accommodation also, it is reasonable to assume that under Housing Policy 13, extension of the property is acceptable providing that such extensions are subordinate to the original building and no greater than 50% larger than the existing footprint.
In this case the extension will be 68% larger than the existing which is larger than the 50% provided for in the policy. However, the ridge is shorter than that of the main dwelling and the extension projects only 0.3m further from the rear wall of the original dwelling than the width of the property. In order to reduce the extension to represent a 50% increase from the original floor area, the extension would need to be reduced by 1m in terms of its width and length. The visual impact of such a change is negligible, would not substantially affect its character or appearance, particularly bearing in mind that the property is only visible from a significant distance (one quarter of a mile to the Ballamodha Straight).
As such, whilst the proposed extension is larger than the 50% provided for in the Strategic Plan, the impact of the proposal is considered to be acceptable and as such the application is recommended for approval.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Fire Prevention Officer requests the installation of smoke detection which is dealt with as part of the Building Regulations and as such is not a planning matter. The Fire Prevention Officer should not be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 30.07.2008
30 July 2008
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the extension of the property as shown and described in drawings 2008/0001/01 and -/02A both received on 13th June, 2008.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
Decision Made : Committee Meeting Date :
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