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Application No.: 20/00603/B Applicant: Mr Charlie & Mrs Faye-Marie Woolnough Proposal: Erection of extensions and replacement of existing porch Site Address: Ballacree Farm Ronague Road Ballabeg Castletown Isle Of Man IM9 4HF Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.10.2020 _________________________________________________________________
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.
The application accords with the principles of both Housing Policy 15 and Housing Policy 16 of the Strategic Plan 2016 and Landscape Character Assessment D14 of the Area Plan for the South 2013.
This approval relates to drawing numbers P10-01, P10-02, P10-03, P10-04 Rev A, P12-01, P1202 Rev A, P/15-01, P/15-02 and P/15-03, and Design Statement all date stamped and received
Additional Persons
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dwelling set approx. 130m back from the eastern side of the Ronague Road (B42), Ballabeg. The dwelling was formerly a farmhouse which has been extended and altered over time and linked in to an adjacent stone barn, the outcome of which has resulted in a dwelling that comprises a mix of styles, finishes and age, a myriad of window sizes and shapes throughout and a hodgepodge of extensions and alterations. THE PROPOSAL - 2.1 The application seeks to remove an existing sunroom extension and hipped roof bay window from the front elevation and the erection of new extensions at both the front and rear of the central link to provide a new entrance porch and additional living accommodation at ground and first floor, and the erection of a two storey extension on the front elevation of the existing barn to provide additional living space at ground and first floor. PLANNING HISTORY - 3.1 Aforementioned the dwelling has been the subject to a number of previous planning applications, the conversion of the barn and link to the farmhouse were approved under PA 98/1088/B and further alterations and extensions (including window and door alterations, replacement windows, front and rear extensions and detached garage) approved under PA 09/0998, 09/00158, 01/2428 and 01/1858). Most recently approval was granted in 2012 under
12/00879/B for alterations and the erection of the sunroom extension. PLANNING STATUS AND POLICY
4.1 The site lies within an area designated on the Area Plan for the South and the 1982 Development Plan as "white land", that is open space not designated for a particular purpose or use. The Area Plan for the South also categorises the site within landscape assessement area D14 where "the overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes." Implications of the Landscape Character Assessment are to:
4.2 The Strategic Plan contains two policies regarding the extension of existing properties in the countryside: one refers to traditional properties and the other to non-traditional properties and ones of poor form. As the property contains both traditional elements (the barn and original house) and more modern additions (front and rear extensions, poor fenestration finishes and styles), and therefore both policies are considered to be relevant in the consideration of the current proposal. - 4.3 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)." - 4.4 Housing Policy 16 states: "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."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Arbory Commissioners - no objection (20/07/2020).
5.2 Department of Infrastructure Highway Services - Do not oppose (30/07/2020). - 5.3 No comments received from neighbouring properties.
6.1 The existing property has been considerably altered over the last 20 years and what now exists since its replacement in 1998 is a mix of traditional and non-traditional structures and forms with neither being more prominent than the other. The current proposal now seeks to further extend and alter the existing house whilst simultaneously removing some of the later non-traditional elements such as the hipped bay windows and the sunroom extension. The extensions to the front will undoubtedly present a notable and contemporary change to the overall appearance of the property but given the current mix of styles and arrangement this is not considered to be an unacceptable or adverse impact and it could be argued that the schemes modern approach to extensions, window fenestration and style may help to provide a more cohesive appearance throughout the dwelling. The extensions to the rear are expected to have a negligible impact.
6.2 The building is set back and behind roadside vegetation which means it's not easily seen from the main road or any public perspective. The works are contained to the existing dwelling and are not to result in any significant changes to the overall mass that would result in any visual amalgamation of housing nor to impact on open views of the countryside. The extensions are considered to be sympathetic to what remains of the traditional features of the current property and are not to increase the impact of the dwelling as viewed by the public and the identity and character of Ballabeg is to remain unchanged. CONCLUSION - 7.1 The application is considered to comply with the principles of both Housing Policy 15 and Housing Policy 16 , and the Landscape Character Assessment D14 of the Area Plan for the South 2013 and is therefore recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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.
Decision Made : Permitted Date: 06.10.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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