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Application No.: 10/00588/B Applicant: Mr Neil Foster Proposal: Alterations and extensions to dwelling Site Address: Ballamoar Farmhouse Cranstal Bride Isle Of Man IM7 4BP ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations | Swallows Landing Cranstal Bride Isle Of Man | Interest expressed | | :-- | :-- | ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Clerk To Bride Parish Commissioners Notes :
The application site comprises the residential curtilage of Ballamoar Farmhouse, Cranstal, Bride, which is a two storey traditional two storey Manx farmhouse, located on the north-western side of Cranstal Road (A16) and northeast of Bride Village.
The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the zoning of the site the following policies is relevant for consideration:-
[^0] [^0]: "Housing Policy 15: 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)." "Environment Policy 2: 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
The previous planning applications are considered relevant in the assessment and determination of this application:-
Erection of a polytunnel - 05/92387/B - APPROVED Conversion of outbuildings to dwelling - 00/00618/B - APPROVED
The application seeks approval for alterations and extensions to dwelling. The proposal involves the erection of two storey side extension to the eastern and western gable elevations to the existing property. Each extension would have a side projection of 4.2 metres, a depth of 8.3 metres, and maximum height of 8.7 metres.
To the rear elevation of the proposed western extension, the proposal includes an attached single storey sun lounge extension which will have a rear projection of 5.5 metres, a width of 4.5 metres and ridge height of 4.3 metres.
The proposal results in the removal of an existing single storey external store which is currently attached to the western gable end of the property.
Highways Division do not oppose:- "Has no traffic management, parking or road safety implications." The owners/occupiers of Swallows Landing, Cranstal, Bride have objected to the application which can be summarised as; the size of the extensions; concerns of water drainage from application site towards their property which ground level is below application site; loss of privacy due to proposed first floor bedroom; and the loss of the existing dwelling due to extensions.
The first issue is the relevant Housing Policy to consider for this application. From studying the plans and from visiting the site it is clear that the property due to its design, proportion and size, is of a traditional Farm House design which is typically symmetrical with three upper front windows over a central doorway
Therefore this application should be considered with Housing Policy 15 as the dwelling is considered to be of a traditional design.
This policy states that the extension 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.
The proposed extensions would result in a percentage increase in floor area of approximately of the existing. The dwelling is situated in a prominent and exposed positioned with the landscape and can be seen from a number of positions along the Cranstal Road. These views are from a distance, as the dwelling is located approximately 450 metres from the Cranstal Road. However, it is clearly visible due to the topography of the land and the lack of substantial landscaping between the property and the public highway.
As indicated with the above policy, the proportion, form and appearance of the extension also need consideration as well as the percentage increase, to determine whether these works would be beneficial and/or retain the traditional character of the property and the locality as a whole.
Any such extension to a traditional property in the countryside, should generally comply with Planning Circular 3/91 - 'Guide to the Design of Residential Development in the Countryside'.
In terms of the visual appearance of the proposal and whether this would increase the impact of the building as viewed by the public, it is considered the proposal would be very apparent from public view, due to the previous reasons indicated and therefore it is especially important to ensure the design and size is appropriate.
The two side extensions are symmetrical, each with the same window fenestrations and each with two gabled ended hipped roofs. The proposed extensions would also run flush with the existing front and rear elevations.
These extensions would result in a property with a symmetrical five upper front windows over a central doorway. However, these would not be in the traditional manner as indicated within Planning Circular 3/91, due to the elongated front and rear elevations, which run flush with the existing elevations due to the proposals.
The proposal would result in a dwelling which would lose its traditional Manx Farm House design and appear out of character within the countryside.
Overall, it is considered given its substantial size increase and the design, proportion, form and appearance of the side extensions, the proposal would adversely impact upon the character and appearance of the existing traditionally styled property in the countryside, and therefore contrary to Housing Policy 15 of the Isle of Man Strategic Plan and Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'.
The next issue to consider is the potential impact upon the residential amenities of 'Swallow Falls'. The property is a converted barn which is sited 12.4 metres from the rear elevation of the existing dwelling. From visiting the site and studying the plans the main area of potential concern is overlooking resulting in a loss of privacy from the first floor bedroom window and the sun room window, both of which look direct towards the neighbouring property.
In terms of the overlooking from the sunroom, visiting the site it is considered the potential for overlooking would be prevented by the existing boundary timber fence which runs along the north boundary of the site, shared with 'Swallow Falls'.
There would be views from 1st floor bedroom window looking towards part of the neighbouring property 'Swallow Falls', however no views would directly look into the property, which is due to the distance and the orientation of the two properties.
The area of the neighbouring site which would be viewed mostly from the proposal 1st floor window would be the strip of land to the southeast of the neighbouring property. However, it is considered
given the distance from the window to this strip of land ( ), it is considered these views would not cause a substantial loss of privacy.
The proposed new sceptic tank and water soakaway will require Building Regulations Approval, which will consider into detail regarding the potential impacts upon neighbouring properties. In terms of planning policy the proposals would be acceptable. RECOMMENDATION It is considered that the proposal would not comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007) and Planning Circular 3/91, for the reasons set out in this report, accordingly, it is recommended that the application be refused.
PARTY STATUS It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Bride Parish Commissioners The owners/occupiers of Swallows Landing, Cranstal, Bride
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.
Recommended Decision: Refused
Date of Recommendation: 23.06.2010
Given the substantial size increase and the design, proportion, form and appearance of the side extensions, the proposal would adversely impact upon the character and appearance of the existing traditionally styled property in the countryside, and therefore contrary to Housing Policy 15 of the Isle of Man Strategic Plan and Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Refused Date :
Signed : Senior Planning Officer
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