Officer Report

Application No.: 17/00218/B Applicant: Mrs Jocelyn Rosenberg Proposal: First floor extension to provide additional living accommodation Site Address: Ballelby Dalby Isle Of Man IM5 3BP Case Officer : Mr Edmond Riley Photo Taken: 21.03.2017 Site Visit: 21.03.2017 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is an irregularly shaped parcel of land within which is Ballelby, a dwelling associated with Ballelby Farm. Also present is a converted mill. - 1.2 Ballelby is a large dwelling, part of which appears to reflect traditional Manx countryside vernacular in its form and massing, albeit there is a large porch and the entirety of the building is stone-clad. There are also other elements of the building that make it very much larger than this and which are similarly stone-clad, and result in quite a varied form and appearance. - 1.3 The site is really quite isolated, west of the coast road and north of Dalby. It can be seen from the main highway to the south albeit that the highway is higher than the roofline of the buildings owing to the sharp westward slope.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of an extension above the existing pool room and conservatory, which sit at the left-hand side (north) of the principal elevation. The extension would provide a new en-suite bedroom with associated dressing room and landing. - 2.2 In terms of the form of the extension, a gable wall would sit at right angles to the dwelling frontage with significant glazing at ground and first floor level, with a stepped access up from the ground to the retained pool room. The gable wall would sit lower than the apex of the main dwelling, with an even lower ridgeline proposed on the link between the extension and the main body of the dwelling. The entirety of the extension would be finished in random-laid stonework and slate tiles (both to match the existing), with the window frames finished in either oak or oak effect frames and a glazed Juliet balcony. - 2.3 The result at the ground floor would be the essential subsuming of the glazed pool room and conservatory into the main body of the dwelling in the form of a bay window and a wide window respectively.

3.0 PLANNING HISTORY - 3.1 The existing dwelling was approved under PA 97/00670/B, which sought to replace what was a large and ungainly dwelling previously in place. The approval carried a condition requiring the dwelling be used "only for agricultural purposes", which is a condition perhaps more commonly associated with agricultural barns than dwellings, although the present applicant is the same as was the case in 1997 and who was and is an agricultural worker. No alterations to the dwelling have been proposed since then.

3.2 Also approved under PA 90/01207/B was the conversion of the mill within the site to a dwelling. The microfiche file associated with this application is missing, however, so no further information can be provided. - 3.3 PA 16/00669/B sought and gained approval for a conservatory and flue, and it is understood that this application has been implemented.

4.0 THE DEVELOPMENT PLAN - 4.1 The site lies just to the north of an area zoned as Woodland on the 1982 Development Plan, but nevertheless remains unzoned and in an area of High Landscape or Coastal Value and Scenic Significance. Ballelby is not a traditional Manx dwelling, but equally it could not be considered to be of 'poor or inappropriate form' (the wording of Housing Policy 16): accordingly, the application falls to be assessed against Housing Policy 15 of the Strategic Plan:

"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)."

5.0 REPRESENTATIONS - 5.1 Highway Services stated that the proposal had no highway implications, while Patrick Parish Commissioners offered no objection to the application, in comments received 24.03.2017 and 18.03.2017 respectively.

6.0 ASSESSMENT - 6.1 The existing dwelling is well-balanced in terms of form and massing, with lower extensions sitting comfortably either side of the main body of the dwelling. The existing conservatory and pool room has the appearance of being perhaps slightly more elongated than would be ideal in terms of proportions. The extension proposed would, it is considered, help balance the dwelling's proportions more comfortably than is currently the case. That the extension would retain this 'wing' of the property well behind the front building line would ensure an appropriately subordinate and balanced outcome. - 6.2 It is accordingly concluded that the extension proposed would improve the proportion, form and appearance of the dwelling, as reflected in the wording of HP15. Whether the French doors are to be oak or oak effect is not considered to be of particular material concern in this case. - 6.3 The dwelling is sufficiently far from nearby dwellings to conclude there would be no impact on neighbouring living conditions.

7.0 RECOMMENDATION - 7.1 The dwelling has a condition requiring it be occupied by an agricultural worker. A condition was attached to the previous approval notice requiring:

"The extension must be used in accordance with the occupancy condition which is applied to the main dwelling to which the extension will be attached, as set out in PA 97/00670/B."

7.2 This condition should again be attached on this occasion.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, which in this case includes Highways Services of the Department of Infrastructure, and
• o The local authority in whose district the land the subject of the application is situated.

The development hereby approved relates to Drawings 1, 2, 3 and 4, all date-stamped as having been received 23rd February 2017. Recommendation Recommended Decision: Permitted Date of Recommendation: 27.03.2017 Conditions and Notes for Approval: 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The extension must be used in accordance with the occupancy condition which is applied to the main dwelling to which the extension will be attached, as set out in PA 97/00670/B. Reason: to comply with the original conditions of approval of the dwelling.

The development hereby approved relates to Drawings 1, 2, 3 and 4, all date-stamped as having been received 23rd February 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 28.03.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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