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16/00262/B
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Prior to the commencement of any works hereby approved a detailed scaled plan is required to be submitted to and approved in writing by the Department which shows a 1.5 metre high obscure glazed screen positioned along the north-western edge of the roof terrace above the garage. This plan should also include details of the boundary treatment between the dwelling hereby approved and Westwood. These approved schemes are required to be implemented prior to the occupation of the dwelling and maintained and retained thereafter.PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00262/B Applicant : Nicholas Giles Wait & Patricia Mary Wait Proposal : Alterations and extensions to dwelling and provision of new entrance gates Site Address : Bluebell House Braaid Farm Braaid Road Braaid Isle Of Man IM4 2AW
Case Officer : Miss S E Corlett Photo Taken : 30.03.2016 Site Visit : 30.03.2016 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of White House Farm, now called Bluebell Cottage, which lies on the south eastern side of the Glen Darragh Road which links the Braaid with Glen Vine. The house is a traditional cottage which has been significantly extended and altered over time and which is bounded by trees and hedges. The site also includes a small paddock to the south west which does not appear visually to be part of the residential curtilage.
1.2 Much of the existing house is screened from view from the higher public perspective from the A24, by the existing stand of deciduous trees which are to the rear of the house although it is visible from this perspective but with the general view being towards the striking vista of Greeba Mountain, Colden, Carraghym, Beinn y Phott and Snaefell to the north. From the Glen Darragh Road the building is clearly visible, being immediately adjacent to it, although from the Braaid side of the site, much of the house is screened by an existing single storey garage next to the road. From the Glen Vine side the north eastern elevation of the building is clearly visible, appearing as a stone faced barn with the rendered walling of the house appearing alongside in a continuous elevation. The barn is partly converted at its eastern end to a games room with a bedroom above and the roadside part remains a barn.
THE PROPOSAL 2.1 Proposed is the extension of the house at the rear, bringing the rear elevation out by 6.7m slightly set back from the side (north eastern) elevation and just over 6m wide. This is slightly narrower than the original building at this point but narrower by a greater amount than the rear elevation which has an annex on the south western side. This would be finished in render and would be used as a family room on the ground floor and bedroom with en-suite facilities above. There will remain four bedrooms in the property, an existing bedroom within the house being converted to a box room, although this could continue to be used as a bedroom.
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16/00262/B
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2.2 Also proposed is the addition of a small porch on the north eastern elevation, the widening of a window on the south western elevation and the erection of walling between the main building and the small outbuildings to the north east and south west.
2.3 The new walling would be set back from the road by at least 6m, retaining car parking for four vehicles before the walling in addition to the garaging and large area of hardstanding behind the new walls on both sides of the building. Both of these areas are currently openly visible to those passing the site on the Glen Darragh Road.
PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as Open Space. It is not recognised as being of High Landscape Value and Scenic Significance.
3.2 As such, whilst there is a presumption against development here as set out in General Policy 3 and Environment Policy 1, there is also Strategic Plan support for certain types of extension to existing residential property, notably that set out in Housing Policy 15:
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)."
PLANNING HISTORY 4.1 The farmhouse has been the subject of applications for alteration and extensions as follows:
87/01725/B proposed alterations and extensions 87/04328/B proposed extensions including a ne kitchen, patio doors and windows 92/0003/B proposed remedial alterations including porch extension. All of these applications were approved.
4.2 Originally the house was not physically or internally linked to the outbuilding very close to the rear of the house. The original house was a traditional Manx cottage with two storeys across a footprint of around 9m by 5m with a lean-to rear extension providing a further floor area over largely the ground floor of around 2.5m across the full length of the house. This has been added to to the side and rear, adding around 76% to the original footprint. It is now proposed to add a further 87 sq m.
4.3 Across the road from the site, an existing stone barn has been the subject of two recent applications for conversion to a dwelling, both of which were refused (PAs 12/01515/B and 13/00880/B) over concerns over the resultant change in character of the site and surrounding area.
REPRESENTATIONS 5.1 Department of Infrastructure Highway Services indicate that there are no highway objections (09.03.16).
5.2 Marown Parish Commissioners indicate that they do not oppose the application (18.03.16).
ASSESSMENT 6.1 The key issue is whether the proposal satisfies Housing Policy 15 which aims to protect the countryside from inappropriate residential development.
6.2 The property has clearly already been extended beyond the generally recommended amount of 50% of the original dwelling. This impact is not assisted by the fact that the house is attached to
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16/00262/B
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the barn behind, giving it additional visual mass which is not all in residential use. However, this impact is also mitigated by the angle of view from the public perspective and the stand of trees alongside.
6.3 The extension will be visible from the northern approach on the Glen Darragh - Braaid Road and from the A24 from higher up. From the north, as the extension is set in slightly from the existing building to which it will be attached, the impact of this will be of a further extension, but proportionate to the existing building. From the A24 if one looks towards the site the extension will be perceivable albeit very limited in the summer months when the trees are in leaf, but again, proportionate and complimentary to the existing building to which it will be attached.
6.4 Whilst the extension will add further to the mass and floor area of the building, it is considered that the visual impact is limited and the extension well designed such that it accords with the spirit of what Housing Policy 15 is trying to achieve and the application is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.03.2016
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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16/00262/B
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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. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
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This approval relates to drawings 1, 2B, 3, 4 and 6 all received on 3rd March, 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 18.04.2016
Determining officer
Signed : J CHANCE
Jennifer Chance
Interim Director of Planning and Building Control
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