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20/01183/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01183/B Applicant : Springwater Estates Ltd Proposal : Refurbishment, alterations, and erection of extension to existing farmhouse Site Address : Springwaters Ballamodha Straight Ballamodha Ballasalla Isle Of Man IM9 3AZ
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.12.2020 __
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.
This application has been recommended for approval for the following reason. The proposal is considered to satisfy Environment Policy 1 and Housing Policy 15.
Plans/Drawings/Information; This decision relates to two drawings referenced 1561.1 (existing and proposed) and the unreferenced location plan all received on 26th October, 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site defined in red on the unnumbered location plan is a large area of farmland to the east of the A3 Ballamodha/Foxdale Road. The location plan is not up to date and does not show all of the buildings on the site which include a relatively new stable/agricultural building,
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20/01183/B Page 2 of 4
a dwelling (Springwaters) and some smaller outbuildings. The area defined also includes the residential complex of Close Clark which sits to the south of Springwaters which is the subject of this current application.
1.2 The application form describes the existing and proposed use of the site as residential/agricultural.
1.3 A public right of way runs from the A3 east towards the entrance to the site then turns south past Close Clark (U51).
THE PROPOSAL 2.1 Proposed is a scheme of alteration and extension of the property. The works involve:
The removal of the existing conservatory on the front elevation over the front door The replacement of the existing single light windows with half and half "new upvc windows" of an unspecified opening style The roof will be appraised and replaced if necessary using blue/grey slates The removal of the existing flat roofed rear extension and its replacement with a pitched roofed annex which projects from the rear of the house at right angles to it then rungs to the west to the rear of the existing side annex in a double pitch form. The new annex will project slightly - 3.5m - that does the existing side annex. The extension will be finished in a combination of render and stone
2.2 The existing floor area is around 281 sq m and that proposed is 355 sq m, an increase of 26%.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as not for a particular purpose and not within an area of High Landscape Value and Scenic or Coastal Significance. The site lies within an area of Incised Inland Slopes on the Landscape Character Appraisal.
3.2 There is therefore a presumption against development as set out in Environment Policy 1 which protects the countryside for its own sake, and General Policy 3 although Housing Policy 15 sets out provisions for the extensions of existing rural dwellings which have a traditional character, as follows:
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 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.
PLANNING HISTORY 4.1 The property has been the subject of a number of previous applications for significant redevelopment of the site, including the principle of a large equestrian facility and a new dwelling.
4.2 A barn was approved to the north of the dwelling under 19/01322/B.
4.3 A dwelling and equestrian centre were approved under 15/00785/B (extension of time) and 13/00918/A.
4.4 A replacement dwelling for Springwaters was refused at appeal under 09/01803/B.
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4.5 Alterations and extensions to the dwelling were refused under 06/01915/B (far more significant changes than are currently proposed).
REPRESENTATIONS 5.1 Highway Services have no highway interest in the application (27.11.20).
ASSESSMENT 6.1 The issue is whether the proposed works would have any adverse impact on the appearance and character of the dwelling, having regard to the advice in HP15.
6.2 The character of the existing property is mixed: principally it is a traditional Manx cottage although this is diminished somewhat by the modern extensions added to the front, rear and side. The front and rear are the most damaging and it is relevant that in the current scheme these are to be removed, the front conservatory not being replaced at all and the rear being replaced by a pitched roofed annex.
6.3 The extensions will add to the extent of the property but at single storey level only and it is considered that the additional building mass, being single storey and below the 50% referred to in HP15, is acceptable. Any impact on the character of the property is outweighed by the benefit of the removal of the front and rear existing annexes.
6.4 Whilst the replacement windows would undoubtedly be best if they were sliding sash, the windows can be replaced without planning permission under Class 24 of the Permitted Development Order.
CONCLUSION 7.1 The proposal is considered to satisfy Environment Policy 1 and Housing Policy 15.
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: 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 4(2) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management 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 : 18.12.2020
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Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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