154286

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                                                 16/01235/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/01235/B Applicant : Mr P & Mrs C Kermode Proposal : Proposed extension to farmhouse to provide additional living accommodation. Site Address : Orrisdale Farm Orrisdale Road Ballasalla Isle Of Man IM9 3AE

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 farmhouse which serves Orrisdale Farm and which lies on the northern side of Orrisdale Road opposite the main farm group, some of which has recently been converted into tourist accommodation. The building is not a conventional Manx farmhouse as it has a projecting two storey bay on the front but has a slated roof and rendered finish with traditionally proportioned sliding sash windows within it albeit of a range of widths. The building is well screened by existing mature roadside trees allowing only partial views of the house which are mainly available only when right alongside it.

THE PROPOSAL 2.1 Proposed is an extension to the property to provide additional living accommodation. The extension would provide a new two storey section on the western side, bringing symmetry to the building. The resultant property would have four bedrooms (one en-suite) and one bathroom upstairs and downstairs the property would have a lounge, dining room kitchen and breakfast area and living room. A portico would be added to the front door and a door reinstated in place of the current window.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as not designated for a particular purpose and where there is a presumption against development other than that provided for within the Strategic Plan. This includes alterations and extensions to property which is guided by Housing Policies 15 and 16. The policy to be applied depends upon the character and appearance of the existing dwelling. Traditional properties fall under HP15 and non traditional or those of poor or inappropriate form HP16.

3.2 In this case, the property may not be wholly traditional in the sense of Planning Circular 3/91 but is certainly not of poor or inappropriate form and is a property where care should be taken not to detract from the property's current character. As such, HP 15 is considered the relevant policy to apply. It 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

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                                                 16/01235/B
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4.1 Planning approval has been granted for two new farm workers' dwellings on land to the north. Permission has also been granted for the main farmhouse to be extended much as is proposed here under PA 10/00070/B with the exception of the omission now of a railinged balcony above the proposed front portico which will now be a simple flat roof.

REPRESENTATIONS 5.1 Highway Services request a deferral pending further information but then indicate that they do not object to the application (01.12.16).

5.2 Malew Parish Commissioners do not object to the application (08.12.15).

ASSESSMENT 6.1 The issue here is whether the proposal is considered to accord with the provisions of HP15 and if not, whether there are any considerations which would justify a departure from these requirements. It is a material consideration that almost the same scheme was approved under a very recent application and since then, there have been no changes to the policies which would be applied to this development. Despite the approval of the Area Plan for the South adopted in 2013, this does not contain any policies which change the way in which the application would now be considered.

6.2 The proposed extension will add 53% to the floor area of the property, only marginally more than the amount generally permitted under HP15. However, the increase will bring a symmetry to the property, as was noted in the approval of the earlier application. It is considered that there is no reason to consider that the proposal is unacceptable 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 (d) Highway Services Division of Department of Infrastructure 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: 22.12.2016

Conditions and Notes for Approval: C : Conditions for approval

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                                                 16/01235/B
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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 K/2807/2B, K/39/3, K/2807/1 and K/2807/3 all received on 2nd November, 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: 05.01.2017

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

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