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16/01037/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01037/B Applicant : Mr And Mrs Christopher Owen Proposal : Erection of ground and first floor extension to dwelling. Site Address : Ballawyllin Farm Peel Road St Johns Isle Of Man IM4 3NE
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing dwelling which is a farmhouse set within a group of farm buildings to the south of the A1 highway between Ballaharra Quarry to the south east and Peel to the north west. The farm group sit some distance (260m) from the highway and the dwelling sits within the farm group such that it is not particularly visible from the highway, screened by the surrounding agricultural buildings, which themselves are partly visible from the A1, as well as existing trees and shrubs around the farm group and within the roadside hedging.
1.2 The existing dwelling is a vernacular cottage which has been extended to the side and rear with the inclusion of eaves level dormers, an area of flat roofing and some modern, horizontally proportioned windows, with the ensemble retaining an air of traditional character but with little vernacular detailing or proportion on a closer inspection. The dwelling is finished in white painted rendered walling with dark coloured framed windows and a flat roof other than the area of flat roofing which is finished in felt.
1.3 As is, the property provides four bedrooms with a single bathroom upstairs and downstairs a kitchen, sun lounge, utility room, family room, lounge and second bathroom.
THE PROPOSAL 2.1 Proposed is the rationalisation of the space by adding to the upper floor area, creating a full width two storey extension in a double pitch form. This adds 25% to the existing floor area and will still provide four bedrooms upstairs but with an additional bathroom and dressing room and below, adding a porch.
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 any particular purpose. As such, there is a presumption against development, however, there is provision within the Strategic Plan for the alteration and extension of dwellings in Housing Policies 15 and 16. 15 deals with traditional properties whereas 16 deals with non- traditional ones. In this case there are elements of both but the over-riding character of the building is one which is trying to maintain its traditional styling. As such it is considered appropriate to consider the provisions of HP15 in this case:
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
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16/01037/B
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which measure more than 50% of the existing building in terms of floor space (measured externally)."
3.2 It should be noted that HP16 presumes against the extension of non-traditional properties where this would increase the visual impact of the existing building.
PLANNING HISTORY 4.1 The property has been extended under PA 10/1575/B. A dog kennel facility was approved under PA 10/00988/B and the site is also used as a commercial kennel facility (Ballapaws).
REPRESENTATIONS 5.1 Highway Services indicate that there is no highway interest in the application (26.09.16).
ASSESSMENT 6.1 The issues in this case are whether the proposed alterations to the dwelling have an acceptable impact on the character and appearance of the property and secondly whether there would be any visual impact as viewed by the public.
6.2 The existing dwelling is a mixture of styles and character and what is proposed will streamline what is there and will remove some discordant elements such as the area of flat roofing. The bulk of the dwelling will not change significantly and the pitches will all be similar to each other, presenting a more consistent building from all directions of view.
6.3 The public view is some distance from a public highway and screened by existing buildings and vegetation. What is proposed is unlikely to be visible at all and will certainly not be prominent but in any case, what will be visible is a visual improvement.
6.4 The proposal is considered to represent an improvement to the appearance and character of the existing property and accords with what Housing Policy 15 is trying to do and as such, 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 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: 12.10.2016
Conditions and Notes for Approval:
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16/01037/B
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This decision relates to drawings 01, 02, 03, 04 and 05 all received on 8th September, 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: 04.11.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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