DEC Officer Report

Application No.: 22/00305/B Applicant: Mr Richard & Mrs Samantha Mylchreest Proposal: Alterations, erection of a two storey extension and installation of a flue Site Address: Blackrock Barn Kerrowgarrow Road Greeba Isle Of Man IM4 3LQ Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.07.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Tree Protection Prior to the commencement of the development hereby approved, an arboricultural statement shall be submitted to, and approved in writing by, the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes, but is not limited to, details of;

• a) The position of protective fencing and/or other protective measures required to establish a construction exclusion zone (CEZ) to prevent damage to retained trees.
• b) An appropriate specification for the protective measures proposed.

Within the Construction Exclusion Zone implemented, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete.

The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.

Reason: To ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.

This application has been recommended for approval for the following reason. The application is considered to accord with Housing Policy 15, General Policy 2, and Environment Policies 1, 2 and 4 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the Location Plan, Planning Statement/Covering Letter, and Drawing Nos. 1612.1 (Existing) and 1612.2 (As Proposed) received 11 March 2022, Applicants Response to DEFA Consultation date stamped and received 1 Jun 22, and Bat Report Dated 27 May 22 received 1 June 2022.

___________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to an existing detached dwelling, Blackrock Barn, Kerrowgarrow Road, Greeba, German. The building which is a Manx Stone property sits at the northern edge of the group of buildings and Kerrowgarrow Farm situated on the southern part of Greeba. The roof is finished in slate like tiles while its windows and door are painted timber units. There is a stainless steel flue situated on east elevation of the property. This property has access to three parking spaces within its curtilage. There is a thick cluster of trees and mature landscaping situated on its northwest, northern and north-western boundary. This tree cluster covers over 40 percent of the site area.

2.0 THE PROPOSAL - 2.1 This current application seeks approval for alterations, erection of a two storey extension and installation of a flue. - 2.2 The proposed works would involve:

• 2.2.1 The erection of a pitched roofed extension that would be linked to the east elevation of the existing dwelling and perpendicular to the existing dwelling. The new extension would be

• 5.1m wide and 6.5m long, have a link section1.2m wide and 4.5m long, and be set over two floors to create a lounge on the ground floor and landing, master bedroom and ensuite on the first floor. This extension would be finished externally in dark grey composite or cedar cladding to external walls, while new grey coloured UPVC or Aluminium windows would be installed within the fenestrations created. A new feature full height slim section UPVC or aluminium apex style window would be installed on the ground floor north elevation of the extension while a new feature full height slim section UPVC or aluminium apex style window will be installed over on the first floor. The roof of the extension would be finished in dark grey profiled metal roofing panels.

• 2.2.2 The relocation of the existing flue to the east elevation of the extension, with additional flue section added to enable the flue serve the lounge on the ground floor.
• 2.2.3 Two new conservation type roof windows would be installed on the northern roof plane. This would not be assessed as part of the current application as they would pass as permitted development.

2.3 The applicants have provided a Bat Survey prepared by Manx bat Group and dated 27 May 2022 which indicates that a survey of the property disclosed potential entry points but no evidence of the presence of bats in the building although bats are present in the locality. This report concludes that mitigation for the potential loss of a bat roost is not required although provision of bat boxes is always welcome. It suggests that one bat box could be sited on the western gable and another on the southern elevation below the eaves.

- 3.0 PLANNING POLICY

3.1 The site lies within an area which is not designated for development but is recognised as of High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982 which is the relevant land use classification document approved for this area. The site is not within a Conservation Area, or prone to flood risks, there are no registered trees on site, and the site is not within a registered tree area. - 3.2 Given the above, there is a presumption against development as set out in Environment Policies 1 and 2. However, there is provision for the extension of traditional properties within such areas and guidance on this is provided in Housing Policies 15. - 3.3 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)." - 3.4 Environment Policy 1: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. - 3.5 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:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential.

3.6 General Policy 2 sets out broad 'Development Control' considerations, including impact on neighbouring properties. - 3.7 Environment Policies 4 and 5 seek to protect the ecology of sites and important habitats.

3.8 Other policies within the Strategic Plan which are to be considered are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside) is considered relevant. The section on 'Proportions and Form' on page 4 provides advise on how to make variations to the floor area of traditional buildings (extensions).

• 4.1.2 Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of the traditional farmhouse. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form".
• 4.1.3 Policy 4 states: "External finishes are expected to be selected from a limited range of traditional materials". The supporting texts to policy 4 states that "Modern construction and materials may be used to achieve a similar external appearance".

- 5.0 PLANNING HISTORY

5.1 The application site has been the subject of four previous applications which are not considered relevant to the current application. They relate to conversion to tourist use and removal of tourist occupancy conditions. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' the application in a letter dated 25 March 2022/1 June 2022.

6.2 DEFA's Arboricultural Officer has made the following comments regarding the application (12 April 2022):

• o The development is unlikely to have a detrimental impact on the trees located within the application as the footprint of the proposed extension is not within the RPA of these trees.
• o The development is unlikely to lead to future pressure to remove retained trees as they are located to the Northern aspect of the proposed development and at a sufficient distance to have a minimal impact on the extension.
• o They have, however stipulated a condition to be imposed should approval be granted.

• 6.2.1 In response to these comments, the applicants have indicated that it is their intention to provide adequate protection in the form of suitable fencing to surrounding root systems at the specified distance of 7m from the closest group of elm trees. They further note that there are two existing concrete pads in place on the southern and northern sides of the property which will provide access to and from the site for construction vehicles (1 June 2022).

6.3 DEFA's Ecosystem Policy has made the following comments regarding the application:

• 6.3.1 Consultation dated 14 April 2022:

• o They highlight the potential for bats at this property which could be impacted by the proposed works.
• o They request that preliminary assessment to look at the potential of this property to contain a bat roost, is undertaken by a suitably qualified ecological consultant, prior to determination of the application, in order to comply with Environment Policy 4 and 5 of the Isle
• of Man Strategic Plan and the Wildlife Act 1990.

• o They state that if the preliminary assessment identifies the property as suitable or if evidence of bats is found, then further bat surveys will be required and a report detailing the findings and appropriate mitigation measures shall be required.
• o They conclude by referencing the relevant sections of the Wildlife Act that protects bats.

• 6.3.1 Consultation dated 1 June 2022:

• They confirm that the Manx Bat Group's bat survey for Blackrock Barn dated 27th May 2022 is in order and a suitable level of assessment has been undertaken. o They state that the survey found no evidence of bats along the east gable and therefore no avoidance or mitigation measures are required. o They encourage the applicant to consider installing a bat box as an enhancement for bats, as there was evidence of bats in the area. o They advise that the applicant should obtain an additional bat survey should they wish to re-point any of the stonework around the property in future.

6.4 German Parish Commissioners have not made any comments on the application although they were consulted on 23 March 2022. - 6.5 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 Given the level and nature of the development proposed, the key issues to consider in the assessment of this current planning application are:

• i. the impacts upon the existing character and appearance of the property,
• ii. the impact on the streetscene and surrounding countryside;
• iii. the impact on neighbouring amenity; and
• iv. impacts on trees and ecology

7.2 Impact on the Character and Appearance of the Existing Dwelling (HP 15 & GP2)

• 7.2.1 The proposed extension respects the proportion, design and form of the existing dwelling and would appear as a subordinate addition to the main dwelling. Whereas it is considered to be of a more contemporary design than the existing, it is not judged to unduly harm the character and appearance of the main dwellinghouse. This is hinged on the fact that the extension would have a pitch roof design and pitch angle as the existing dwelling, but set about 320mm lower than the main roof height. As well, the width of the extension would be narrower than the existing building given that it would be 700mm narrower with only the link extension increasing its span, and it would be set back about 1m from the south elevation which is publicly viewable to ensure it is read as an extension to the dwelling; thus it would appear as a contemporary but subordinate addition to the dwelling. More so, the extension would only create a floor area measuring 39 percent of the existing floor space (measured externally), making this element of the scheme align with Housing Policy 15 in terms of the size of the development.

• 7.2.2 It is also considered that this development would not have a detrimental impact on the appearance of the existing dwelling as it would replicate the Manx vernacular form and proportion of the existing cottage, as well as utilize natural materials (timber cladding), although with modern features such as the feature windows, glazed Juliet style balcony, and profile metal roofing which would contrast with the existing cottage as modern elements. Besides, the scale of the extension is such that would not impose on the main dwelling but would fit into the character of the existing cottage and site. Whilst the addition of the modern features would create some form of variation from the common as stipulated in Planning Circular 3/91, this would not detract from the character of the dwelling as the pitch roof , partly enclosed positioned, timber finish would tie in with the existing dwelling.

• 7.2.3 As well, the dark colours would serve to create an acceptable contrast with the Manx stone finish of the existing dwelling as it would not make the extension particularly conspicuous. Based on the foregoing, the development proposed is deemed acceptable with regards to the impact on the main dwellinghouse and appearance of the site.
• 7.2.4 With regard to the proposed relocation of the flue, it is considered that its design, finishing and position on the dwelling would be in keeping with the traditional character of the dwelling, and its position further east would not differ considerably with the existing situation, As such, it is considered that the repositioned flue would not detract from the character of the existing dwelling or site.

7.3 Potential Impacts upon the Visual Amenities of the Street Scene and Surrounding Countryside (EP 1 and 2)

• 7.3.1 In terms of impacts on the area, it is noted that the proposed works would modernise the appearance of part of the existing property, albeit, it would be erected at a position on the property where it would not be prominent within the street scene, given the thick tree cover along the entire northern and western boundary of the front garden, as well as the position of the neighbouring agricultural building to the south which would significantly screen views to the proposed extension. As well, the proposed extension in terms of its proportion, form, scale, design and finishing are in keeping with the property and would not detract from the appearance of the property, which would make it a fitting addition to the street scene, despite its perpendicular position relative to the existing dwelling.
• 7.3.2 Another factor that would soften the impact of the development on the street scene is the timber finish on the external walls which would grey out in time when fully weathered; making the extension less conspicuous.

7.4 Potential Impact on Neighbouring Residents (GP 2)

• 7.4.1 With regard to impact on neighbouring dwellings, it is considered that the scheme as proposed would have limited impacts on neighbours given the nature of the boundary treatment on the application site, the orientation of the extension relative to the neighbours, and the nature of development abutting the site which is predominantly agricultural.
• 7.4.2 Granting views would be attainable from the new windows on the south elevation towards the agricultural building to the sought, these views would only be towards a blank wall with no fenestrations and over the parking area for the application site. As such, it is not considered that any impacts on neighbouring amenity would be sufficient to warrant refusal of the scheme.

7.5 Impacts on Trees/Ecology (EP1, GP 2 and EP4)

• 7.5.1 In reviewing the impact on trees, the comments by DEFA's Arboricultural Team are particularly relevant. In this case, they state that the development is unlikely to have a detrimental impact on the trees located within the site. However, they suggest that whilst the scheme would not impact on the trees on site, adequate information detailing how the trees in close proximity the proposed development are to be protected during construction activity. As such, they have asked that a condition be imposed to ensure that details of suitable tree protection barriers and the creation of a construction Exclusion Zone form part of any approval granted, with the applicants accepting these terms. Therefore, it is not considered that the scheme would result in adverse impacts on trees within the site or adjacent to the application site sufficient to warrant refusal of the proposal.
• 7.5.2 In terms of the ecological impacts of the proposed development, the application is supported by a bat survey carried out by Manx Bat Group which states that there is no evidence of bats on the assessed parts of the dwelling and therefore no avoidance or mitigation measures are required. This report has been commented on and accepted by DEFA

Ecosystems Officer and in this respect it is felt that the application has satisfied the principles of Environment Policy 4.

7.6 Other Matters

• 7.6.1 There is not considered to be any design issues which would impact on situational crime or antisocial behaviour. As such, it is considered that this element of the scheme aligns with the requirements of Community Policy 7.
• 7.6.2 No other concerns have been noted.

- 8.0 CONCLUSION

8.1 Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 15, General Policy 2, and Environment Policies 1, 2 and 4 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval. - 9.0 INTERESTED PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 07.07.2022 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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