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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00103/B Applicant : Mr Jason & Mrs Jessica Bulliment Proposal : Alterations, erection of ground and two storey extensions to provide garaging and living space with additional use as tourist living accommodation Site Address : Borodaill Peel Road Glen Mooar Kirk Michael Isle Of Man IM6 1HL

Principal Planner: Miss S E Corlett Photo Taken : 24.03.2020 Site Visit : 24.03.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Refused Date of Recommendation: 25.03.2020 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. The scheme clearly creates two additional units of accommodation, one of which is completely separate from the others and the other, whilst annotated as Accommodation 2/bedroom 4, has a kitchenette and bathroom, which suggest it will be occupied separately from the main house. These new units of accommodation are contrary to the Strategic Aim, Strategic Policies 1, 2 and 10 and do not comply with General Policy 3, Business Policy 11 or Strategic Policy 8.

R 2. The extension will more than double the frontage of the property and in a form which detracts from the appearance of the front elevation of the building - the addition of the two storey projecting annex almost turns this into a rear elevation, the rear elevation would appear unsympathetic to the main house by virtue of its finish and shape and the garage and tourist accommodation addition is disproportionately large to the house and of a design and appearance that would be detrimental to the character and appearance of the property as viewed from the highway, contrary to Housing Policy 16, Strategic Policy 5 and Environment Policies 1 and 2. __

Interested Person Status - Additional Persons None __

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Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling which sits on the coastal side of the A4 coast road to the south west of Kirk Michael village and alongside the entrance to Glen Moar.

1.2 The house site at the end of a long driveway and is a traditionally proportioned property albeit with external chimney breasts, non traditional windows, a hipped roofed bay window and porch.

1.3 The site and location plans seem to indicate that there is a separate access from the main road to the property whereas in practice the access is off the Glen Moar Road. The property is visible through varied vegetation between the A4 and the property as one passes the site. Due to it sitting within a valley, it is not visible from further afield from either direction whereas other properties which are higher up the glen slopes can be seen.

THE PROPOSAL 2.1 Proposed is the extension of the property in a southerly direction at two storey height as well as a two storey projection on the front elevation, a replacement of the existing lean-to annex with a wider one on the northern elevation and the replacement of the rear annex with a wider, longer annex finished in timber cladding and which is shown on the side elevation as having a monopitch roof but on the rear elevation as a flat roof and annotated as such.

2.2 The principal extension will add 17m to the footprint of the property with a link section which adds a further 4m. On the ground floor there is to be garaging - two garage doors and two openings without doors with the link piece finished in what appears to be glazing. The rear elevation shows an external staircase to the upper floor of the garage extension although this is not shown on the front elevation. The upper floor of the garage extension is shown as accommodating a kitchenette, bathroom and open plan studio accommodation which is accessible from the main house as well as separately from the link and the external staircase. The southernmost section is separated from the rest of the accommodation and accessible only via the external staircase. This accommodation is referred to on the plan as open plan studio accommodation and in the application form for the occupants of the main house and tourist accommodation (holiday lets).

PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose and within or next to an area of Woodland and also within an area of High Landscape Value and Scenic Significance. As such, the protection of the countryside for its own sake is of paramount importance as stated in Environment Policies 1 and 2 and the exceptions to this are set out in General Policy 3. The plan also presumes against unsustainable development outside existing settlements in the Strategic Aim Strategic Policies 1, 2 and 10, Strategic Policy 5 requires development to have a positive impact on the environment of the Island. Strategic Policy 8 states that tourist developments will generally be supported where they make use of existing fabric and Business Policy 11 makes it clear that tourism-related development will be subject to the same protective policies as other forms of development in the countryside. Guidance on the extension of non-traditional houses in the countryside is provided in Housing Policy 16:

"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

3.3 The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well

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as how to assess the impact of such development on the living conditions of those in adjacent residential property.

PLANNING HISTORY 4.1 Planning approval has been granted in the past for the installation of a gas tank and an agricultural building.

REPRESENTATIONS 5.1 Highway Services have no objection to the application (18.02.20).

ASSESSMENT 6.1 The issues in this case are whether the creation of self contained living accommodation, including tourist accommodation, is in accordance with the Strategic Plan policies which protect the countryside and presume against non-sustainable development, and also, whether the physical changes would result in an acceptable impact on the countryside.

6.2 The scheme clearly creates two additional units of accommodation, one of which is completely separate from the others and the other, whilst annotated as Accommodation 2/bedroom 4, has a kitchenette and bathroom, which suggest it will be occupied separately from the main house. These new units of accommodation are contrary to the Strategic Aim, Strategic Policies 1, 2 and 10 and do not comply with General Policy 3, Business Policy 11 or Strategic Policy 8.

6.3 The extension will more than double the frontage of the property and in a form which detracts from the appearance of the front elevation of the building - the addition of the two storey projecting annex almost turns this into a rear elevation, the rear elevation would appear unsympathetic to the main house by virtue of its finish and shape and the garage and tourist accommodation addition is disproportionately large to the house and of a design and appearance that would be detrimental to the character and appearance of the property as viewed from the highway.

CONCLUSION 7.1 The creation of self contained living accommodation would be contrary to the Strategic Aim, Strategic Policies 1, 2 and 10 and not comply with Strategic Policy 8 and Business Policy 11. Furthermore, the form, design, size and appearance of the proposed extensions are not considered to be sympathetic to the character and appearance of the existing property and would not have a positive impact on the surrounding environment, contrary to Environment Policies 1 and 2 and Strategic Policy 5. The proposal is therefore considered to be unacceptable.

INTERESTED PERSON STATUS 8.1 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.

8.2 The decision maker must determine:

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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 __

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Refused Date : 07.04.2020

Determining officer Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

Customer note

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