Planning Officer Report

Planning Officer Report And Recommendations {{table:21721}} {{table:21720}}

Officer's Report

The Application Site

1. The application site is the curtilage of 'Ballamoar Farm', a two storey, detached dwelling in the countryside in Doarlish Ard, Foxdale. The application site is on the western side of the A3 Foxdale to Castletown road.

1. Leading up the property is a small track with trees alongside providing significant screening of the dwelling from neighbouring properties. The nearest neighbouring properties, 'Ballakeyll Barn' and 'Doarlish Ard' are approximately 125m west of the dwelling and 'Hillside' is approximately 150m south west of 'Ballamoar Farm.'

1. 'Ballamoar Farm' is within open space and has an additional four fields surrounding the existing dwelling with dense vegetation. The boundary treatment of the existing dwelling consists of tall trees, shrubbery and hedging.

The Proposal

1. The proposal seeks planning approval for the erection of a replacement sun room extension and window alterations.

1. The proposed sun room is to replace an existing double pitch conservatory measuring 8.8 metres long projecting 3.8 metres from the main dwellinghouse. The existing sun room has a maximum height of 3.5 metres. The new proposed sun room would measure 4.6 metres long and project 5.5 metres from the existing dwelling and have a maximum height of 4.4 metres. The new proposed sun room would be constructed in natural oak with oak framed windows and would have a natural slate pitched roof with a central pitch with the north east gable end fully glazed.

1. The previously approved porch under PA 11/01727/B has been amended to include a pitched roof in replace of lean to with a central pitch. The new proposed porch would measure 2.1 x 18 metres and have a maximum height of 3.8 metres. The proposed new porch would be finished in a natural Manx stone finish with a natural slate roof. There would be a timber door installed coloured to match the side lights.

1. The proposed window alterations include a five panelled fixed picture window on the northwest elevation first floor with a blocking up of the adjacent window to form a three panelled picture window. The existing utility room window would also be blocked up and rendered over to match. The north east gable end ground and first floor windows are to be replaced with a three panelled picture on each floor with the adjacent first floor window to be moved upwards above the pitch of the proposed sun room. The existing WC window on the south west elevation ground floor is to be built up and rendered over to match the existing.

Planning History

1. The application site has been the subject of three previous planning applications that were recommended for planning approval which are considered specifically relevant to the assessment of this current planning application:

PA 11/01727/B: Alterations and extension to dwelling. PA 01/00621/B: Erection of rear porch. PA 99/01985/B: Alterations and extensions to dwelling including a conservatory.

Planning Policy

1. The application site is not designated for any site specific purpose but is located within an area of land that is classified as being of High Landscape and Scenic Significance under the 1982 Isle of Man Development Plan.

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

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 a 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."

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)."

Housing Policy 16 states:

"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

Representations

1. Patrick Commissioners have no objections to the current planning application.

Assessment

1. Given the nature of development proposed and location of the application site it is imperative to consider the impact of the proposal on the surrounding area, the existing dwelling and public amenity.

1. Ballamoar Farm would have once been a traditional farm house and during time and through a number of alterations and extension has lost many of the traditional elements. As it can still be argued that there are some traditional elements present on the property, both Housing policy 15 and Housing Policy 16 are considered relevant to use while assessing the planning application.

1. In assessing the application against Housing Policy 15 the proposed development does not measure more than 50% of the existing dwelling. Overall it is concluded that the planning application is in accordance with Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2007.

1. With regards to Housing Policy 16, the proposed sun room and porch extension and window alterations are not considered to increase the impact of the dwelling as viewed by the public. The application site dwelling is not visible from a public thoroughfare and therefore not considered to have an adverse impact on the visual amenities and cause an undue impact to public amenity.

1. It is considered that the overall level of development contained within the proposal is relatively modest and would not cause harm to the enjoyment to the dwelling or the surrounding area. It is judged that the minor amendments to the previously approved proposal would respect the main dwellinghouse in terms of siting, layout, scale, form, design and landscaping of building and space around. It is therefore concluded that the proposal complies to the provisions set out in Environment Policy 2, Housing Policy 15 and Housing Policy 16 of the Isle of Man Strategic Plan 2007.

Recommendation

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

Party Status

1. The local authority, Patrick Parish Commissioners is, 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.09.2012

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 for the erection of a replacement sun room extension and window alterations relates to Drawing No.: 11 0863 01, 11 0863 02, 11 0863 03, 11 0863 04 REV.: C, and 11 0863 05 REV.: C all date stamped 16th August 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 : 18.9.12

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