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                                                 16/00291/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00291/B Applicant : Mr & Mrs Quin Lovis Proposal : Conversion of existing cottage to office and self-contained living accommodation, together with associated link and side sun room extension (comprising amendments to PA 06/02017/B) Site Address : The Cronk Smeale Road Andreas Isle Of Man IM7 4JA

Case Officer : Mr Chris Balmer Photo Taken : 22.03.2016 Site Visit : 22.03.2016 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of The Cronk, a large two storey traditional Manx dwelling located to the eastern side of the Smeale Road within the parish of Andreas. Within the site is also a number of outbuildings, but also the original farmhouse which was associated with Cronk Farm. This is also a two storey traditional Manx dwelling. This is located to the south of the more recently constructed dwelling (built approximately in the late 1980's) known as 'The Cronk'.

1.2 The site is accessed via a private concrete lane that travels in an easterly direction from the Smeale Road for over half a mile. The lane provides access for The Cronk, agricultural fields and Thie Dhowin Cottage, albeit this property is located at the junction of Smeale Road and the private lane.

2.0 THE PROPOSAL 2.1 This planning application seeks approval for the conversion of existing cottage to office and self-contained living accommodation, together with associated link and side sun room extension (comprising amendments to PA 06/02017/B).

2.2 The proposed new extensions would essentially fall into two parts, albeit attached to each other. First is the erection of a single storey sunroom to the western gable elevation. The side extension would have a width of 5.1 metres, a depth of 6 metres and a ridge height of 4.1 metres. The second extension would be a single storey glazed link corridor which would run from the new sunroom extension to the main dwelling house 'The Cronk'. This extension would have a width of between 4.6 metres and 2 metres, a depth of 9 metres and a maximum height of 3.7 metres. The works would essentially link the original and new dwelling together.

3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications; however, only the following are considered relevant in the determination of this application:

3.2 Extensions to dwelling to form sun lounge, utility, link and gymnasium - 06/02017/B - APPROVED. This application proposed a similar sized extension to what is proposed now, albeit the sunroom design does differ. It should be noted this application is still extant given other works (rear extension to main dwelling house) proposed under this application have been undertaken.

3.3 Erection of a new dwelling and refurbishment of existing dwelling and garage - 88/00080/B - APPROVED

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                                                 16/00291/B
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4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area not designated for development under the Isle of Man Development Plan. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance or within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application:

4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

4.5 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)."

4.6 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains one policy that is considered materially relevant to the assessment of this current planning application:

Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (received on 18.03.2016).

6.0 ASSESSMENT

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                                                 16/00291/B
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6.1 The principal issues to consider in the assessment of the application are; the principle of the extensions; the impact upon the character and appearance of the property; the percentage increase in terms of floor area; and the impact upon the character and appearance of the area in general.

6.2 The existing properties on the site are not especially apparent from pubic views, given the topography of the site, significant landscaping in the surrounding area and along the south and western boundaries of the site and given the dwelling being set a substantial distance from any public highways. However, merely arguing that development is not wholly visible from public views, does not give an automatic justification for the relaxation of policies relating to new development.

6.3 In terms of Housing Policy 15 this states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.

6.6 In terms of the size of the extension the proposal has a floor area of 53 square metres. This equates to a percentage increase of 8% (total floor area of both dwellings (167.7+479.8=647.5 sqm) once the extensions are completed. Accordingly, this proposal does not go beyond the generally permitted 50% threshold. However, further consideration should be taken, including the design and appearance of the proposed extension and whether the works would be appropriate for the character and appearance of existing dwelling and the countryside setting.

6.7 The design of the extension in terms of its proportion and form are of a traditional appearance, with a gable ended extension to the original farmhouse. The inclusion of glazing around the sun room extension is not a Manx traditional feature, albeit such proposals have been approved around the Island. It is considered the proportion, form, design, scale and finish would be appropriate and in keeping with both traditional properties. The glazed link extension is fairly modest and would adjoin the existing court yard wall between the two existing dwelling. The finish and design would replicate that of the sun room extension.

6.8 Overall it is considered the design, size, proportion, form and finishes of the extensions would be appropriate and in keeping with the character and appearance of the existing traditional property for the reasons given and therefore considered to comply with Housing Policy 15 and Environment Policies 1 of the IOM Strategic Plan.

6.9 The proposal does include internal alterations changing the existing original dwelling into a home office only (confirmed by applicant during site visit) at ground floor level and the upper floor level as a self-contained residential one bedroom unit. Given the original dwelling could be used totally independently from the main dwelling house 'The Cronk', there is no objection for the creation of the self-contained unit. In fact it could be reasonably argued that this proposal together with the glazed link extension, will more like prevent the two units being sold and/or used indecently from each other in the future. The ground floor office accommodation is for the applicant's sole use only and does not involve staff working from it. Overall, it is considered the proposed uses of the original dwelling are acceptable.

7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;

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                                                 16/00291/B
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(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) The Highways Division of the Department; 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: 13.04.2016

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.

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 office accommodation hereby approved may only be used by the household of 'The Cronk'.

Reason: To safeguard the residential amenities of the area, in the interest of highway safety and the application does not propose to create an office unit separate from the main dwellinghouse and has not been considered as such.

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This approval relates to drawings reference numbers 1, 2 and 3 all received on 10th March 2016

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 15.04.2016

Determining officer

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                                                 16/00291/B
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Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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