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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/01196/B Applicant : Mr Glyn Owens Proposal : Alterations, erection of extensions to provide living accommodation and swimming pool and creation of driveway Site Address : The Granary Balladoole Castletown Isle of Man IM9 4PE

Case Officer : Miss Lucy Kinrade Photo Taken : 23.01.2018 Site Visit : 23.01.2018 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation:

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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The protection measures and construction methods detailed in drawings P10-04A and P10- 04B, both date stamped 28th Feb 2018, submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in the 'Site Supervision Statement' also date stamped 28th Feb 2018, by a suitably qualified tree specialist. Except as shown in drawing P10-04A, no tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.

Reason: To ensure the suitable protection of the trees and to protect the woodland setting of the site both visually and ecologically.

C 3. No approval is hereby granted for the removal of trees which are not indicated as such within the Pre-Development Tree Survey unless and until such times as there has been approved by the Department supplementary information which justifies additional trees being removed over and above those indicated in the Survey. Prior to the determination of such information, the advice of the Arboricultural Officer of DEFA will be sought.

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Reason: to accord with the provisions of Planning Circular 8/89 and in the interests of the environment more generally.

Plans/Drawings/Information:

This approval relates to drawing numbers P/10-01, P10-02, P10-03, P10-05, P10-06, P10-07, P10-08, P12-01, P12-02 and P12-03 all date stamped and received 20/11/2017. The approval also relates to drawing numbers P10-04 Rev A (Tree Constraints Plan) , P10-04A (Tree Protection Plan), P10-04B and Tree Protection Statement and Site Supervision Statement all date stamped and received 28/02/2018.

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Interested Person Status - Additional Persons

none __

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE FLOOR AREA OF THE PROPOSAL IS GREATER THAN 50% OF THE EXISTING DWELLING.

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of the dwelling known as The Granary, located on the south-east side of the Pooilvaaish Road in Balladoole near Castletown. The majestic three storey dwelling is set in its own grounds covering approx. 4.2 acres.

1.2 The dwelling itself is set back from the main road approx. 50m. The site is bound from the main road by an existing stone wall. An existing gated access sits nearest the northwest corner. The front grounds of the dwelling between the highway and the house are primarily grassed and planted with a number of trees. The topography here is as such that there are banked areas across the front grounds limiting views of the house from the main road. There is a noticeable track running from the access gates through the banked areas towards the main house. This track was granted lawful use under PA 15/01324/LAW.

1.3 The principal front elevation of the dwelling faces over the front grounds and towards the main road. On the northernmost side elevation of the existing dwelling and projecting towards the rear of the site is an existing extension two parts with two stories separated by a small single storey link. This upside-down 'L' shaped arrangement creates a small courtyard area between the dwelling and the southernmost boundary wall.

1.4 Adjacent to the rear extensions on the northern side is an existing garage outbuilding and garden store. Beyond which is a large stone wall approx. 50m long that divides the front and rear grounds of the property. At the rear there are large lawned areas, planted flower beds, fruit trees, greenhouses and a large area of mature trees in the southernmost corner.

1.5 The existing dwelling, existing extensions and existing garage are all finished in stone matching the large stone wall dividing the front and back of the grounds. The total floor area of the existing dwelling is 818.65 sq m. The detached garage/garden store is 88.3 sq m.

2.0 THE PROPOSAL 2.1 The application seeks planning approval for the following: o alterations to the lawful approved track to create a new driveway; o erection of a rear extension to the main dwellinghouse;

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o alterations to the existing rear projecting extensions; o erection of a new swimming pool extension including a 25m pool, gym, pool lounge with jacuzzi, solarium and changing facilities; o creation of an external tennis court, and o the removal of a number of trees to facilitate the development.

PROPOSED DRIVEWAY 2.2 The alterations to the lawfully approved track under PA 15/01324/LAW include the installation of new access gates both for vehicular and pedestrian access directly adjoining the main road, the installation of a cattle grid and the resurfacing of the track in a tarmacadam finish. The drive terminates at a large turning and parking area adjacent to the existing garage and garden store.

PROPOSED REAR EXTENSION 2.3 The rear 8.5m x 6m extension is to sit at the corner junction where the existing rear elevation of the main house meets the existing rear projecting extension. The two storey flat roof extension is to provide additional living accommodation to the main house. It is proposed to be finished in stone to match the existing house with large areas of glazing at ground floor and at first floor two windows to each elevation. All glazing is to be finished in powder coat aluminium.

ALTERATIONS TO EXISTING EXTENSIONS 2.4 Within the application the proposals also includes the installation of a dormer central to the furthest most projecting two storey extension. The dormer will accommodate a large window on the south facing elevation looking into the courtyard and the alterations will also include the installation of two roof lights and the removal of the existing window at ground floor and its replacement with new patio doors.

2.5 All the windows are proposed to match the existing including the matching stone surround.

PROPOSED SWIMMING POOL 2.6 The proposed swimming pool extension will sit within the rear grounds and behind the existing stone wall; the longest elevations will run parallel to the stone wall. The swimming pool will be approx. 44m long x 8.8m wide and finished in a mono-pitch roof. At its lowest and nearest the existing stone wall the roof will be 4.4m high and sloping upwards to 5.4m nearest the rear garden. The roof is to be finished in zinc/polyester powder coated aluminium.

2.7 The external elevations of the pool are to be finished in stone to match the existing house. At either end of the pool extension are two large areas of glazing serving a pool lounge and a gymnasium. The pool is to be installed with large glazing sliding doors on the rear elevation with views looking into the rear grounds.

TENNIS COURT 2.8 The application proposes the removal of the existing fruit cages and smaller gardening structures in the north-east corner of the site and the creation of a external new tennis court approx. 24m long by 12m wide

TREES 2.9 There are a significant number of trees within the site and many within the areas of the proposed development work. Following the submission of additional information it is clarified and identified that 21 trees are to be removed. Some of these trees require removal in order to facilitate the development, while others are identified as being of poor condition or already dead and therefore require removal. The supporting additional information also sets out a CEZ for the works, root protection systems and designated areas and a maintenance plan for the remaining trees. There are some discrepancies between the trees described in the Pre- Development Tree Survey and what is shown in the plans but not so significant as to render

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the application invalid or not capable of being determined: trees numbered 580,603, 605 and 606 are indicated as to be retained in the Survey but marked as to be removed on plan P10- 04A.

FLOOR AREA 2.10 The proposed alterations and extensions to the dwelling will create a combined floor area of 504 sq m.

3.0 THE PLANNING HISTORY 3.1 As referred to earlier, the most recent application for the site sought to make lawful an existing access track under PA 15/01324/LAW. This was considered acceptable and approved. Prior to this there have been two previously approved applications PA 47644 in 1978 for the conversion and extension of a granary for use as a dwellinghouse (which is now The Granary) and PA 92/00983/B for the alterations to the access into the Granary.

4.0 PLANNING POLICY 4.1 The application site is designated on both the 1982 Development Plan and the Area Plan for the South 2013 as existing Low Density Housing in Parkland (LDHP) and within an Area of High Landscape or Coastal Value and Scenic Significance (AHLV). The site also falls within the Poyll Vaaish and Scarlett Peninsula (F8) landscape assessment zone and forms part of a larger area of registered trees which also encapsulates the large grounds of Balladoole House.

4.2 As there are no specific policies relevant to development in LDHP the most appropriate to considered in the determination of the current application would be Planning Circular 8/89 which establishes the criteria for the development of large houses in their own grounds and this requires that dwellings are constructed and finished to a high standard and that they sit within landscaped grounds. The Strategic Plan also makes provision for the extension of traditional properties at Housing Policy 15 while Environment Policies 2 and 3 and the Landscape Character Assessment which set out to protect the rural character of the landscape from undue harm and to protect and preserve the woodland areas.

4.3 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)."

4.4 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."

4.5 Environment Policy 3: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."

4.6 3.20 Implications of the Landscape Character Assessment Landscape

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"Type: Uplands, Incised Slopes, Undulating Lowland Plain Landscape Area: E9 (Bay-ny- Carrickey), A2 (Southern Uplands), D14 (Ballamodha, Earystane and St Mark's), F8 (Poyll Vaaish and Scarlett Peninsula) i. To protect the tranquil, rural character of the area with its open views. ii. Sensitive location of new buildings and the use of screen planting. iii. Avoidance of physical or visual amalgamation of roadside housing. iv. Protection and enhancement of the identity of Ballabeg and Colby by the conservation of the rural character of the adjacent landscape."

4.7 Poyll Vaaish and Scarlett Peninsula (F8) "The overall strategy is to conserve the strong sense of openness throughout the area, with strong field pattern as well as the setting of the numerous archaeological sites and wartime structures within the area.

Key Views: Open and panoramic views out to sea, up to the Southern Upland peaks over open fields and towards the built-up areas of Castletown and Ballasalla are obtained from various slightly elevated positions within the area, where the cumulative effects of hedgerow trees does not intervene. Foreshortened views in some flatter areas where the accumulated effects of hedgerow trees create a wooded horizon."

5.0 REPRESENTATIONS 5.1 Arbory Parish Commissioners have indicated that they have concerns regarding the number of trees to be removed and that they would wish to see fewer trees removed if the development was to progress. 28/12/2017.

5.2 Following the submission of additional information the Commissioners confirmed that they were content with the information and stated that they had no further comments or objection to the application they had no objections to the application 07/02/2018.

5.3 DOI Highway Services have indicated that "the access to the private dwelling has already been approved under 15/01324/LAW. Therefore, Highway Services does not oppose this application" 12/01/2017.

5.4 The Arboricultural Officer of DEFA was consulted and who, after consultation with the applicant, has no objection to the proposal, noting that the applicant intends to try to retain some of the trees whose root systems encroach into areas of proposed construction. He particularly notes that site supervision will be critical in terms of the location of the protective fencing and monitoring of the works (12.03.18).

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the application are the impact of the proposed developments on the character and appearance of the existing house, the impact of the proposals on the AHLV and whether or not there will be any adverse impact of the development on the surrounding woodland area. The current scheme as detailed within the application is the end result of extensive pre-application discussions with the agent for the application.

IMPACT ON EXISTING HOUSE 6.2 The proposed extensions and the creation of a tennis court will provide facilities which would be expected in the grounds of such a large, grand house as The Granary.

6.3 The existing property is undoubtedly traditional in its form and appearance and expresses a mix of architectural and historic qualities throughout. While the property has been altered and

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extended in the past these extensions have sought to reflect the traditional form and materials of the original property, as such to not disturb its traditional character.

6.4 Housing Policy 15 clearly sets out that extensions or alterations to traditional properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. In the case of this application the proposal includes two main elements, an extension to the rear of the existing house and the erection of the swimming pool extension.

6.5 As the works are located towards the rear of the existing dwelling and behind the existing stone wall it's not expected that the development works will be readily visible from the main road. The topography of the land and distance of the dwelling from the road will also limit the views from the highway and public vantage point.

6.6 The proposed rear extension and swimming pool extension both comprise large areas of glazing and employ either a flat roof or mono-pitch roof design. Both extensions incorporate the use of stone to reflect the traditional materials of the existing property. While both elements are quite evidently contemporary in their style and appearance it is considered that they form a sympathetic and modern approach to extending the existing property without detriment to its overall historic or architectural character.

6.7 Included in the application are alterations to the side elevation of the existing rear extension which faces into the rear courtyard/garden area of the house. These alterations include the creation of a two storey decorative peaked gable and the installation of a new window at first floor, the replacement of a central ground floor window to patio doors and the installation of two roof lights. The proposals here bring about a neutral impact on the general appearance of the existing property and only seek to alter an existing arrangement to help facilitate the internal re-arrangement of the living space. The alterations are considered to respect the design, form and appearance of the existing property.

6.8 The proposed extensions will augment the expansion of the amenities of the existing property with little or no impact to the general traditional character or appearance of the existing property and is not likely to adversely impact its historic qualities. The proposed extension to the existing house and the swimming pool extension are both considered to respect the existing building in terms of the siting, size, design and finished material.

6.9 The combined floor area of the proposed extensions equal 504 sq m, this is a 61% increase above the existing dwelling. If we include the detached garage within the existing floor area the proposal would equal a 55% increase in floor area. In the case of this application the existing property is grand and sits within its own private grounds and the provision of facilities such as those within this application are not uncommon. The existing property is large and the site is more than capable of accommodating the new extensions without compromise to the appearance of the existing property or wider parkland context. Although greater than the 50% guide set out in Housing Policy 15 the proposed extensions are considered to be proportionate to the existing house and considered acceptable particularly given the Low Density Housing in Parkland guidance which provides no limit on floor space, the emphasis being on a "substantial" house, almost the reverse of a maximum floor area allowance.

IMPACT ON AHLV 6.10 As mentioned previously, the proposed development works within this application are not uncommon within the grounds of an existing grand property such as The Granary. The proposed works are contained within the defined residential curtilage of the site and do not result in the spread of domestic development in to the adjoining countryside and AHLV. The proposal development works are not expected to bring harm to the appearance of the existing residential curtilage and are therefore not expected to detriment the wider character and quality of the landscape.

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IMPACT ON WOODLAND 6.11 The existing site is within and area of LDHP and forms part of a larger area of registered trees. The initial drawings for the application lacked in detail as to the number of trees that were to be removed from the site and what management and maintenance was to be put in place to ensure adequate protection of the trees to be retained. Following concerns from the Department and the local Commissioners with regard to the trees, additional information was sought from the agent.

6.12 Additional information was submitted on 28/02/2018. This information clearly set out the number and location of trees to be removed. It also set out what trees were to be managed and maintained and the designated locations for the construction exclusion zones (CEZ) and root protection systems.

6.13 The site accommodates a significant number of trees. The Arboricultural professional who carried out the survey and completed to report highlights that the site and its trees have been overlooked over the years with little care and pruning. While there have been attempts to plant additional trees in the front grounds, the poor selection of species has resulted in very little growth and a lack of establishment.

6.14 Within the report the number of trees to be removed is indicated to be 22. The removal of these trees will help to facilitate the development and also seek to remove those that are already dead or have been damaged over the years. This will seek to generally tidy the appearance of the site and help to bring about a better management of those trees remaining within the site.

6.15 DEFA Arboricultural Officer has indicated that he are is happy with the additional information submitted for the trees and has recommended that a condition be considered ensuring the tree protection measures and construction methods detailed in the report are adhered too and site supervision is implemented throughout.

7.0 CONCLUSION 7.1 Overall the proposed extensions and alterations are considered to be sympathetic and sensitive to the existing dwelling, although clearly contemporary in their design and finish. The siting and form of the extensions respect the existing dwelling and reflect the existing context of the site particularly where low level and length of the swimming pool echoes the linear form of the large stone wall running across the site.

7.2 From the main road it is only expected that the resurfacing and alterations to the driveway will be evident. The existing property is already set quite some distance from the main road. The rear extension is likely to go unnoticed to most and the location of the swimming pool behind the existing stone wall and also behind the banked up topography of the front grounds will result in limited views from the main highway and public vantage point.

7.3 Although greater than the 50% guide of Housing Policy 15, the site and existing dwelling are capable of accommodating the proposals without compromise or detriment to the existing dwelling or the parkland setting of the site.

7.4 The application includes the removal of 22 trees. Following an assessment of the additional information it is considered that the removal of the 22 trees (some of which are already dead or damaged beyond repair) will not result in an unacceptable loss. The application includes a maintenance and management plan for the remaining trees on site which is likely to work towards improving the general standards and longevity of the existing trees. It is not expected that the application will result in a detrimental or adverse impact on the woodland area or to the general character of the landscape. In line with the comments received from the DEFA Arboricultural Officer it is concluded that a suitably worded condition be added to ensure the

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CEZ and root protection systems are in place and the works are carried out in accordance to the tree report and sufficiently supervised throughout.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee 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 in Article 6(4) who should be given Interested Person Status.

8.3 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted

Committee Meeting Date: 23.04.2018

Signed : L Kinrade Presenting Officer

Further to the decision of the Committee an additional report was required

YES/NO See below

PLANNING COMMITTEE DECISION 23.04.2018

Application No. :

17/01196/B Applicant : Mr Glyn Owens Proposal : Alterations, erection of extensions to provide living accommodation and swimming pool and creation of driveway Site Address : The Granary Balladoole Castletown Isle of Man IM9 4PE

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Presenting Officer : Miss Lucy Kinrade

Addendum to the Officer’s Report

Minded of the 6 trees to be removed on the site to facilitate the development the Committee asked if consideration could be given to 6 new trees being planted elsewhere in the site. The reporting Officer explained that there had already been additional trees planted within the site.

The case officer provided clarity on the content of the Tree Report and advised the Committee that the proposed condition 3 was not required as the plan submitted replaced the Pre- Development Tree Survey and C2 already covered these matters.

Condition 3 was removed from the recommendation accordingly.

Conditions of Approval

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The protection measures and construction methods detailed in drawings P10-04A and P10- 04B, both date stamped 28th Feb 2018, submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in the 'Site Supervision Statement' also date stamped 28th Feb 2018, by a suitably qualified tree specialist. Except as shown in drawing P10-04A, no tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.

Reason: To ensure the suitable protection of the trees and to protect the woodland setting of the site both visually and ecologically.

Plans/Drawings/Information

This approval relates to drawing numbers P/10-01, P10-02, P10-03, P10-05, P10-06, P10-07, P10-08, P12-01, P12-02 and P12-03 all date stamped and received 20/11/2017. The approval also relates to drawing numbers P10-04 Rev A (Tree Constraints Plan), P10-04A (Tree Protection Plan), P10-04B and Tree Protection Statement and Site Supervision Statement all date stamped and received 28/02/2018.

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

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