Officer Planning Report

Planning Report And Recommendations {{table:74399}} ## Considerations {{table:74396}} ## Written Representations ## Consultations {{table:74397}} {{table:74398}}

Officer's Report

The Site

The site represents the curtilage of Orrisdale Farmhouse, an existing dwelling situated on the northern side of Orrisdale Road which links the A5 Douglas Road with the A26 St. Mark's Road. Orrisdale Farm forms the backdrop to both sides of the Orrisdale Road and borders Glashen Farm to the south, towards Ballasalla. The existing farmhouse is a two/three storey property - partly three storey with a projecting pitched roofed gable facing towards the road, tapering to a one and a half storey rear elevation, and a two storey section beside. The render is smooth and painted yellow and the windows are sliding sashes. Whilst not entirely traditional, the property is attractive. Car parking is provided to the side of the house with an in and out entrance/exit arrangement around the rear of the property.

Planning permission has been granted for two new farm dwellings alongside the house, to the west and the farm buildings are mainly arranged on the other side of the road and also there are two barns to the north of the house.

Planning Status

The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as of an Area of High Landscape or Coastal Value and Scenic Significance. On the draft Southern Area Plan published on 23rd October, 2009 the site lies within an area of Open Space identified as Incised Slopes:

"Incised Slopes - Ballamodha

Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's:

This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact.

The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:

4.5 Type D: Incised Slopes

The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields.

Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:

• Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type;
• The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape;
• Approach routes, key views, and gateways to settlements within these landscapes should be enhanced;
• Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided;
• The use of local vernacular building styles and materials should be encouraged;
• New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged;
• Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors;
• Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast;
• Care should be taken to avoid the suburbanisation of river valleys and stream corridors;
• Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided."

Planning History

The following planning applications have been considered in respect of this site and the associated farmland: PA 00/1161 - erection of an agricultural building - permitted on review PA 01/1183 - erection of two agricultural buildings - refused on appeal PA 02/0270 - re-siting of agricultural building - permitted PA 05/0540 - erection of two agricultural buildings - permitted PA 05/2100 - approval in principle for two agricultural buildings - permitted on review PA 07/0031 - retention of driveway, access and parking to the rear of the farmhouse - permitted PA 08/0920 - reserved matters application for erection of farm dwelling - permitted PA 08/1567 - reserved matters application for erection of farm dwelling - permitted

The Proposal

Proposed here is the extension of the property. The extension will replicate the form and detailing of the existing two storey part of the dwelling, on the western side of the existing two and a half storey property. The existing dwelling provides 219 sq m of floor space and the new accommodation with provide a further 118 sq.m which equates to an increase of 53%. The existing floor area does not include any accommodation within the roofspace - there would appear from the elevations and

photographs to be sufficient headroom to accommodate limited living space in the roof, but no floor plans are provided.

Also proposed is the addition of a portico on the front of the taller, central part of the front elevation.

Representations

Malew Parish Commissioners and Department of Transport Highways and Traffic Division indicate that they do not oppose the application.

Assessment

The proposal should be considered in respect of Housing Policy 15 which 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)".

In this case the proposed extension is marginally more than 50% larger than the existing but mirrors exactly the proportion and form of the existing dwelling, providing a balanced building with significant traditional features such as the large chimneys. The windows are shown as matching those in the remainder of the house but are annotated only as "white uPVC windows". These should be sliding sash to match the existing.

Party Status

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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 26.02.2010

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 permission relates to the extension of the existing dwelling as shown in drawings reference K/2807/1, K/2807/2, K/2807/3 and K39/3A, all received on 21st January, 2010.

C 3.

The windows in the front and side elevations must be sliding sash to match those in the front elevation of the existing dwelling.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 2010

Signed : Senior Planning Officer