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Application No.: 17/00770/B Applicant: Mr Nicholas & Mrs Patricia Wait Proposal: Alterations, erection of extension and provision of new entrance gates Site Address: Bluebell House Braaid Farm Braaid Road Braaid Isle Of Man IM4 2AW Case Officer : Mr Edmond Riley Recommended Decision: Permitted Date of Recommendation: 29.08.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
The development hereby approved relates to Drawings 1, 2F, 3A, 4A, 5 and 6, all datestamped as having been received 19th July 2017.
_______________________________________________________________ Interested Person Status
INTERESTED PERSON STATUS By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of White House Farm, now called Bluebell Cottage, which lies on the south eastern side of the Glen Darragh Road that 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.
2.0 PLANNING HISTORY - 2.1 PA 16/00262/B sought approval for what the case officer described as follows:
"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.
"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.
"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."
2.2 That application was approved, along with a condition preventing the enlargement, alteration or extension of the dwelling. The case officer assessed the application against Housing Policy 15. She noted that the dwelling has a significant visual mass, arising in large part due to several historic extensions and also to the additional presence of the nonresidential and attached barn at the rear. Her view was that the extensions proposed were both subordinate and complimentary, while also only being perceivable from limited positions. - 2.3 Planning approvals were issued to historic extensions in 1987 and 1992, which gave rise to around a 76% increase in the original floorspace.
3.1 Full planning approval is now sought for what is effectively a very similar level, nature and scale of development relative to that approved last year. The differences in this case relate primarily to the proposed utility room, which is more or less the same size but turned through 90-degrees, and also to a replacement porch, which did not previously form a part of the proposed works. The larger, two-storey extension proposed is actually slightly shorter than that for which approval exists, but the first floor rooms would have rooflights in each roof pitch. - 4.0 PLANNING POLICY
4.1 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.
4.2 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. - 5.0 REPRESENTATIONS
5.1 Department of Infrastructure Highway Services offered no objection (23.08.2017).
5.2 Marown Parish Commissioners indicate that they do not oppose the application (18.08.17). - 6.0 ASSESSMENT
6.1 The visual impact of the works proposed under this scheme would be necessarily different to that for which extant approval exists. However, the differences are not considered to be such as to warrant a different conclusion to that outlined in 2016. The 90-degree rotation of the utility room will reduce the impact of this by preventing the increase in width of the dwelling, while this will be balanced by the replacement porch that is instead proposed.
6.2 The addition of rooflights in the largest extension will not be materially harmful but, in any case, the massing will be reduced. Therefore, the overall outcome will reflect the wording of HP15 in a different manner, but with the same acceptable conclusion, as was reached with respect to a very similar scheme last year. - 7.0 RECOMMENDATION
7.1 It is recommended that the application be approved, subject to the same restrictive condition as attached in 2016.
I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………A MORGAN.. Abigail Morgan Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed ……………………………………… Steve Butler Head of Development Management Signed :…………………………………….. Jennifer Chance Director of Planning and Building Control
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