Planning Officer Report

Application No.: 10/00974/B Applicant: Mr Adrian Hobbs Proposal: Alterations and erection of extensions to dwelling house Site Address: Malew House Malew Road Ballasalla Isle Of Man IM9 3DJ ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Malew Parish Commissioners Notes: Do not object

Officer's Report

The Site

The site represents the curtilage of an existing large dwelling - Malew House - which sits to the south of Cross Four Ways. The site has its own entrance from Malew Road, bounded by stone pillars but the majority of the dwelling and buildings on site are hidden from view by existing landscaping other than from the south where the upper part of the front elevation is visible.

As defined in the application, the site represents one acre of land which accommodates the main dwelling, a garage block and small garage/shed to the south of the dwelling.

The existing dwelling is a handsome and substantial two storey house with centrally projecting full height gable, large vertically proportioned windows either side of the front gable with a double pitched arrangement and side elevation. The main core of the building has a footprint of 13 m (frontage) by 15 m : the side annex projects out to the west by 9 m and is single storey.

Planning Status

The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as part of a wider area of High Landscape Value and Scenic Significance.

On the draft Southern Area Plan which was published on 23rd October, 2009 the site lies within an area of Undulating Lowland Plain where the following advice is provided:

"Landscape Character Area 9 - Poyllvaaish and Scarlett Peninsula: This area, stretching from Kentraugh in the west to the Silverburn in the east, comprises largely flat, agricultural land rising gently from the sea as far as the main road through Colby, Ballabeg, and Ballasalla. There are generally few trees in the landscape, although Kentraugh and the banks of the Colby River and the Silverburn are welcome exceptions. The Ancient Monuments on Chapel Hill are of considerable interest, which is enhanced by their setting.

Environment Policy 13: Any additional development in the settlements of Colby and Ballabeg should include tree-planting designed not only to soften the impact of the development, but also to enhance the landscape.

Environment Policy 14: The setting and context of the Ancient Monuments on Chapel Hill should be conserved." The draft Circular on Landscape Character Assessment: "4.7 Type F: Undulating Lowland Plain The overall strategy for the protection and enhancement of the Undulating Lowland Plain Landscape Character Type is to conserve and enhance: the relatively strong sense of openness; the ecologically valuable habitats; the network of enclosed minor rural roads; the numerous archaeological sites; and the strong field pattern delineated by a mixture of stone walls and sod banks. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• (a) Housing and business development should seek to retain and reinforce local settlement patterns and identities in terms of scale, form, and the use of local vernacular styles and materials;
• (b) New built development that would substantially harm the valued characteristics of the wider landscape should be avoided;
• (c) Care should be taken to ensure that new farm buildings: are of an appropriate scale; relate to existing farmsteads in terms of form and building materials; and sit comfortably within the wider landscape by avoiding visually sensitive locations;
• (d) Where tourist and recreational development is required, it should be carefully designed to respect local building materials and styles, and particular care should be taken to avoid development that would exert a strong urban influence over the surrounding landscape;
• (e) Care should be taken to protect features of cultural heritage such as forts, tumuli, and crosses;
• (f) The boundaries of airport development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape;
• (g) Care should be taken to avoid the suburbanisation of river valleys and stream corridors;
• (h) Care should be taken to avoid the suburbanisation of rural road corridors by minimising signage, lighting, hard kerbing, and loss of roadside hedgerows;
• (i) New vertical telecommunications masts or structures should be sited such as to ensure that they do not intrude into key views towards adjacent upland and coastal landscapes, and do not create visual clutter along sensitive skylines."

Planning History

The following applications have been submitted in respect of this site: PA 07/01464/B - Alterations, installation of an escape staircase and creation of a doorway from existing window to west elevation Status - Permitted 18th September 2007 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to the alterations and addition of fire escape as shown in drawings 1270-01D and -02A both received on 6th August, 2007.

PA 07/00399/B - Erection of a triple garage (Re submission of 06/02229/B) Status - Permitted 15th June 2007 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This permission relates to the erection of a singe storey garage with laundry and store as shown in drawings 1248-02B and -03B received on 10th May, 2007.

PA 07/00393/B - Roof alterations and installation of roof lights Status - Permitted 18th April 2007 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This permission relates to the alterations shown in drawing reference 1270-01 received on 1st March, 2007.

PA 07/00196/B - Erection of replacement entrance steps and creation of first floor doorway and balcony to front elevation Status - Permitted 15th March 2007 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This permission relates to the alterations shown in drawing reference 1260-01 received on 1st February, 2007.

PA 06/02229/B - Erection of a detached triple garage with living accommodation over Status - Refused 5th February 2007 PA 06/01588/B - Erection of a garden room extension to north elevation Status - Permitted 7th November 2006 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This permission relates to the alterations and extension shown in drawings reference 1237-01 and /-02 both received on 15th September, 2006.
3. The external finishes of the extension must match those of the existing building in all respects.

PA 04/01162/B - First floor extension over and conversion of existing detached garage to a tourist/ guest accommodation Status - Permitted 28th July 2004 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This approval relates to Drawing Numbers 03/66/01 and 02 Rev A, submitted and date stamped 7th June 2004.
2. The unit may be occupied in association with Malew House only and not as a separate unit of permanent residential accommodation.
3. The exterior stonework must be of a traditional nature.

NOTE: Split stone on a backing render is not acceptable as an external finish.

1. The roof(s) must be finished in dark natural slate.
2. All plumbing stacks must be constructed internally.

PA 02/02440/B - Erection of agricultural barn Status - Permitted 29th April 2003 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This approval relates to the plans and information submitted on 10th March 2003 as part of this application.
3. The building must be used only for agricultural purposes.

PA 02/01725/B - Erection of barn and stables Status - Split Decision 13th February 2003 Conditions

1. This approval relates to the erection of the stable block (b) only.
2. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
3. The building may be used for equestrian purposes only and for no commercial use.

PA 97/01180/C - Change of use of ground floor from residential to office accommodation, Malew House, Malew Road, Malew. Status - Refused at Appeal 22nd June 1998 PA 95/1593 - Replacement flatroof with pitched roof, sunlounge/poolroom, Malew House, Malew Road, Malew. Status - Permitted 13th March 1996 PA 95/00919/B - Erection of conservatory with integral swimming pool, Malew House, Malew Road, Malew. Status - Permitted 15th November 1995 PA 94/01491/B - Alterations and conservatory extension, Malew House, Malew Road, Malew. Status - Split Decision 4th April 1995

The Proposal

Proposed now is a scheme of modest extensions to the house - a sideways extension of the existing side elevation by 4.5 m , installation of rooflights in the main and rear pitches (two in each), an

extension to the side of the main western gable at full height. This extension extends the property outwards by 2 m and is set back from the frontage by 2.5 m .

Representations

HT and MPC indicate that they do not oppose the application.

Assessment

The proposed extension will add a further 60 sq m to an existing footprint of 444 sq m , all but the garden room ( 26 sq m ) was in place prior to the introduction of the Strategic Plan policy regarding the extension of traditionally styled properties - 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 of the existing building in terms of floor space (measured externally)."

In this case the single storey extension will be largely hidden from public view by existing vegetation and the two storey annex which accommodates the stairwell will be set back from the frontage such that it is considered that neither of the proposed extensions are unacceptable or contrary to Housing Policy 15 .

Party Status

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

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 06.08.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : 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 alterations and extensions shown in drawings 1270-11, 1270-12 and 1270-13 received on 1st July, 2010 and 12270-14 received on 23rd July, 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made: Permitted

Date: ................................................................................................................................................................

Signed: ................................................................................................................................................................

Senior Planning Officer ....................................................................................................................................................

6 August 2010 10/00974/B Page 6 of 6