Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 26.04.2012 Site Visit: 26.04.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of a large detached two storey dwelling and land adjoining, just off the main road outside Ballaugh Village. The main part of the application property pre dates the year 1900, which has two storeys and space in the pitched slate roof which incorporates two distinctive large chimney stacks. The property has been extended backwards from its rear elevation on more than one occasion which has produced a disjointed two storey dwelling, which also includes a converted barn that adjoins the extension. The building as a whole is predominantly finished in smooth cream painted render. Equestrian facilities exist on land beyond the rear of the dwelling as viewed from the main road.

The Proposal

1. Proposed is the erection of a flat roofed, single storey infill extension in a courtyard between the main dwelling and a converted barn to create a garden room and roof balcony. The proposal comprises the following:

• Installation of toughened glass balustrade around the perimeter of the extension at first floor level;
• Installation of mono-pitch roof lanterns in the flat roof to allow light through into the garden room below;
• Installation of two sets of bi-folding patio doors on the side elevation of the extension at ground floor;
• Installation of a set of patio doors on the existing west-facing side elevation of the main dwelling to replace an existing window, which will allow access to the proposed extension's balcony area;
• Installation of a stainless steel twinwall flue in the roof of the converted barn adjoining the proposed extension; and,
• The extension will be finished in smooth painted render to match existing.

Planning History

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

Application No.:	12/00576/B
Applicant:	Mr Peter Bond
Proposal:	Infill extension to courtyard to create garden room
Site Address:	Cronkould House
	Main Road
	Ballaugh
	Isle Of Man
	IM7 5ED

06/01530/B - Alterations and erection of a two storey extension to provide additional living accommodation

• Permitted.

97/02036/B - Extension to dwelling – Approved.

93/00783/B – Alterations to private stables – Approved.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982, the application site is designated as open space within an Area of High Landscape Value and Scenic Significance.

1. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. Housing Policy 15 states:

"The extension or alteration of existing traditionally styled properties in the countryside will normally 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 buildings in terms of floor space (measured externally)".

Environment Policy 2 states:

"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:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential".

Representations

1. Ballaugh Parish Commissioners have no objection to the proposal.

1. The Highways Division recommends approval as the proposal has no adverse traffic management, parking or road safety implications.

Assessment

1. The proposed extension is sited in an existing courtyard area between a converted barn and the original main dwelling, and given its scale, would not increase the expanse of the existing development footprint. Furthermore, given its location and primarily single storey size, the extension is not considered to significantly increase the impact of the dwelling on the surrounding area that is known for its high landscape value and scenic significance. As there are no other dwellings in close proximity, the proposed roof balcony will not adversely affect the private amenity of other Ballaugh residents.

1. In design terms, the proposed extensions and other works are considered to enhance and respect the existing property's character and the rural location. Furthermore, given the siting of the extension over 10 metres from the public highway and the existing mature vegetative boundary treatment along the front site boundary, it is not considered the proposal

will adversely affect public amenity. Overall, the proposal complies with the provisions of Housing Policy 15 and Environment Policy 2 in the Isle of Man Strategic Plan 2007 and therefore is considered acceptable.

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:

The local authority, Ballaugh Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

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 Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 01.06.2012

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 the erection of a single storey extension and associated works to the west facing side elevation between the main dwelling and converted barns, as shown in drawing no. 12/2382/02 received on 16 April 2012, and 12/2381/03 and 12/2381/04 both received on 2 May 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.

Decision Made : Permitted Date : 11/6/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samuel Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager