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                                                 17/00099/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00099/B Applicant : Mr Francis Killeen & Miss Sonya Lewthwaite Proposal : Alterations and erection of extensions Site Address : Cronk Froy Knock Froy Road Santon Isle Of Man IM4 1JD

Case Officer : Miss Lucy Kinrade Photo Taken : 01.03.2017 Site Visit : 01.03.2017 Expected Decision Level : Officer Delegation

Officer’s Report 1.0 THE SITE

1.1 The application site represents the residential curtilage of Cronk Froy, Knock Froy Road, Santon which is located on the south-western side of Knock Froy Road and east of Newtown. The property is a modern two storey detached dwelling with the appearance of a traditional Manx farm house which is flanked by two attached garages one on either side of the main dwelling which have recently been converted to provide additional living accommodation and a tourist unit under PA 12/00578/B.

1.2 Both of the garages connect to the main house via a single storey link on either side, these links provide additional living accommodation to the ground floor of the main house. The main two storey property then steps backwards 3m into the rear garden and again steps a further 4m to provide an additional sun room at ground level and master bedroom at first floor level.

2.0 THE PROPOSAL

2.1 This application seeks approval for the infill of the step between the rear of both single storey links and the main dwelling house. The proposal includes the construction of two masonry built flat roof extensions at the rear to provide a kitchen extension on the west side and a gym area on the eastern side.

2.2 Each extension is to be 3m x 7m and will have 5m bifolding doors on the rear elevation and roof lanterns included within the flat roof system.

3.0 PLANNING HISTORY

3.1 There have been a number of planning applications on the site, the most relevant in the assessment of the current application are PA 04/02503/B for the construction of a replacement dwelling Cronk Froy with integral garage and most recently PA 12/00578/B for the conversion of existing studio / store above existing garage to create additional ancillary living accommodation with additional use for tourist accommodation.

4.0 PLANNING STATUS

4.1 The application site is within an area recognised as being an area of "white land" under the Isle of Man Development Order 1982 and also within an area zoned as High Landscape or Coastal Value and Scenic Significance.

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                                                 17/00099/B
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4.2 Due to the site location and nature of the proposal the following policy of the Isle of Man Strategic Plan 2016 is relevant for consideration:

4.3 Environment Policy 2:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."

4.4 Although the property is neither traditional or non-traditional we may consider elements of both Housing Policy 15 and Housing Policy 16:

4.5 Housing Policy 15:

"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 Housing Policy 16:

"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."

5.0 REPRESENTATIONS

5.1 The Department of Infrastructure have stated that they do not oppose the current application 02/03/2017.

6.0 ASSESSMENT

6.1 The current application proposes the infill of two areas on the rear of the existing property. The erection of such extensions will not be visible from the main road or readily visible from neighbouring properties. Given the current arrangement of the property and the location of the two areas which are to be in-filled the proposal will have no impact on the character of the existing building or to the character of the surrounding landscape and rural countryside.

7.0 RECOMMENDATION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan 2016 and is therefore recommended for approval.

8.0 PARTY STATUS

8.1 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;

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                                                 17/00099/B
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(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: 13.03.2017

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawing numbers 1, 2, 3 and 4 all date stamped and received 27/01/2017.

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: 13.03.2017

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

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