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Application No.: 08/01066/B Applicant: Mr \& Mrs R J Anderson Proposal: Alterations and erection of extensions to provide ancillary living accommodation Site Address: Knockaloe Beg Farmhouse Knockaloe Beg Lane Raggatt Peel Isle Of Man ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Do not oppose. Consultee : Patrick Commissioners Notes : No comment. 11.09.08 - Support revised plans as being an improvement to those submitted originally.
The site represents the group of buildings associated with Knockaloe Beg Farm situated to the west of The Raggatt alongside a public highway which leads from the A27 to the Bayr ny Skeddan long distance footpath. Specifically, this application relates to the recently constructed farmhouse which replaced the original farm dwelling (PA05/92183/B).
The site is within an area designated as of High Landscape Value and Scenic Significance on the 1982 Development Plan Order.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
Housing Policy 14, which states:
"Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area, which is not more than greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2- 7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building.
Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact."
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)."
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA 05/92183/B Alterations to existing barns and outbuildings to form 2 tourist accommodation units and demolition and rebuild of existing farm house. Approved.
PA06/02242/B Amendments to approved conversion of outbuildings to tourist accommodation and rebuild of farm house (05/92183B). Approved.
PA07/01051/B Re roof, installation of roof lights and two solar panels to two parallel barns. Refused PA07/02124 Re roofing and installation of roof lights to two parallel barns (comprising an amendment to the development refused under 07/01051/B). Approved.
The Department of Transport Highways Division does not object to this application. Patrick Commissioners support this application.
This application seeks approval for the erection of an extension to form ancillary living accommodation. The extension would be to the north side of the property and would be two storey. The replacement farmhouse is a modern replica of the original property, having the same footprint and external features. The proposed extension has been designed to imitate part of the original building thought to have been demolished.
The report prepared by Patricia Tutt, commissioned by the Conservation Section of the Department in order to evaluate the architectural and historical significance of Knockaloe Beg when considering PA 05/92183/B, provides evidence of a "lost" extension to the northern side of the original property. Page 6 of the report shows an indication of how this extension may have looked, although the fenestration pattern is unknown. Page 9 shows "ghosting" of this earlier structure further supporting the notion that there was at some point an extension to the original house on the northern side. This
proposal attempts to replicate this structure in terms of form and massing whilst displaying a traditional fenestration. A small, single storey section would be constructed on the north side elevation of the main part of the extension. This would be finished in Manx stone.
The proposal must be considered having regard to Housing Polices 14 and 15 of the Isle of Man Strategic Plan 2007.
The recently completed dwelling replaced the original dwelling replicating its size and exterior appearance. The floor area of the replacement dwelling was the same as the original dwelling in order to provide a true reflection of the original built form. As such, the allowance normally afforded to replacement dwellings in the countryside of a increase in floor area was not utilised.
Housing Policy 15 sets out that traditional and traditional styled dwellings in the countryside may be extended by up to where such extensions respect the proportion and form of the original dwelling. It is particularly important in this case that any extension is designed so as to be appropriate to the existing dwelling given that the intent of allowing the replacement of the original dwelling was to retain the appearance and character of what was considered to be a unique and special building form.
The proposed extension is based upon the findings of the report by Patricia Tutt, with the extension having a traditional appearance and being subordinate to the main section of the building. There would be provided a sitting room, kitchen and study on the ground floor with an internal access to the main house. A lift would be installed providing improved access to the first floor which would contain a bedroom and bathroom. In terms of additional floor area, the extension would provide approximately 151 sq.m of floor space (measured externally). This would represent an increase of approximately over the existing floor space of the building. As such it is judged that in terms of floor area, the proposal accords with Housing Policy 15 of the Isle of Man Strategic Plan 2007.
In terms of the design of the proposed extension, it is considered that the size and appearance of the structure would be sympathetic to the existing building and to the form of the original farmhouse. The addition of the single storey projection would not strictly adhere to the form of the original dwelling as far as the information available would suggest, however this has been designed to have a traditional form and the use of Manx stone would allow it to blend against the backdrop of the stone barns to the west.
The site can accommodate the additional parking demand that the development would create in compliance with the Parking Standards set out within the Isle of Man Strategic Plan 2007.
This application is for the addition of two storey, ancillary living accommodation to an existing dwelling. The Conservation Section's interest in the site relates to the building formerly on the site which was considered to be of special architectural and historic interest. However, following a site inspection with the Department's retained Structural Engineers, approval was granted for the demolition and replacement of the former dwelling with this dwelling which is very similar in massing and elevational treatment. As part of the investigation of the property, evidence was found to suggest that there had been further development on the site of these proposals.
The initial proposals supplied by the Applicant's Agent were revised in order to satisfy concerns relating to the layout of the east elevation fenestration and the single storey study annexe to northern gable.
The windows to the east elevation have been re-arranged to provide a more symmetrical appearance in lieu of the irregular arrangement as submitted. Additionally the study has been reduced in size and
the east and north elevations faced in natural stonework so as to reduce the visual impact of this annexe.
It is considered that the stonework will 'blend' into the background of stone buildings that exist to the west of the dwelling and the omission of the painted render finish to this element of the building will reduce the visual length and conspicuousness of the proposals.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Patrick Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 27.09.2008
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of an extension to Knockaloe Beg Farmhouse to provide ancillary living accommodation as shown by the plans and information WL/08/1082/1 and WL/08/1082/3 submitted and date stamped 27th May 2008 and WL/08/1082 2A and WL/08/1082 4A submitted and date stamped 11th August 2008.
The external finishes of the extension must match those of the existing building in all respects.
C 4. The approved accommodation must remain ancillary to the use and enjoyment of the property Knockaloe Beg Farmhouse. No approval is granted or inferred for the use of the approved extension as a separate unit of residential accommodation.
Committee Meeting Date :
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