Planning Officer Report

Case Officer: Mr A Holmes Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site comprises the residential curtilage, and land adjoining, a detached dwelling that is located within Lower Sulby Farm in the Abbeylands area of Onchan.

The Proposal

1. The proposal comprises alterations, erection of extensions, the replacement of existing garage doors and the repositioning of an approved stable.

Planning History

1. The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:

1. Planning application 08/00928/B sought planning approval for alterations and extensions to form a single dwelling with detached stable/garage at Lower Sulby Farm Cottages. This previous planning application was refused by the Planning Committee on the 11th September 2008. A subsequent appeal against the refusal was dismissed, with the appeal refusal decision issued on the 25th February 2009.

1. Planning application 09/00640/B sought planning approval for the erection of a dwelling with detached stable and tack room to replace existing cottages. This previous planning application was approved on the 29th June 2009.

Planning Policy

1. In terms of land use designation, the application site is located within a wider area of land that is designated as open space and not designated for any site specific purpose under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2. The plan indicates that an ancient monument and site of archaeological interest is located within the vicinity of the application site.

Application No.:	12/00437/B
Applicant:	Mr Chris & Mrs Louise Connor
Proposal:	Alterations, erection of extensions, replace existing garage doors with doors and repositioning of approved stable
Site Address:	Lilleo Farmhouse
Lower Sulby Farm
Scollag Road
Abbeylands
Isle Of Man

1. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered specifically material to the assessment of this planning application. Policy O/RES/P/21 states:

"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

1. Housing Policy 15 states:

"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)."

1. Environment Policy 21 states:

"Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used."

REPRESENTATIONS

1. Onchan District Commissioners recommend that the planning application be approved.

1. The Department of Infrastructure Highways Division do not oppose the planning application.

1. The owners and/or occupants of 33 Ballaquark, which is located in Douglas, recommends that a condition should specify which part of the site is residential and which agricultural.

ASSESSMENT

1. The proposed development comprises four elements, namely i) an enlargement of the orangery; ii) an extension to provide additional habitable accommodation; iii) alterations to existing garage doors as part of the conversion to store and games room; and iv) the repositioning of a stable block.

1. The enlargement of the orangery and the extension to provide additional habitable accommodation are relatively minor in comparison to the overall dwelling and considered to satisfactorily accord with the provisions of Policy O/RES/P/21 and Housing Policy 15. Given the distance to surrounding property neither of these elements unduly affect private amenity.

1. The alteration to the existing garage doors as part of the conversion to store and games room is also considered to acceptable. This element does not increase the size of the dwelling and the changes, being similar to existing windows, are in keeping with the character of the dwelling. Whilst the proposal results in the loss of garaging it is noted that the property retains a garage elsewhere within the overall Lower Sulby Farm development and there is ample on-site car parking space.

1. The impact of the repositioning of the stable block is considered to be acceptable. The new position is still within the corner of the paddock and accords with the provisions of Environment Policy 21.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Onchan District Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division; and The owners and/or occupants of 33 Ballaquark.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	01.05.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 drawing no.s C/1166/1, C/1166/2, C/1166/3 and C/1166/4 date stamped the 21st March 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager