Officer Report

Application No.: 16/01333/B Applicant: Mr David Casement Proposal: Alterations and erection of an extension to provide a swimming pool and associated accommodation Site Address: Upper Cronk Farm Bride Road Andreas Isle of Man IM7 4EY Case Officer : Miss Abigail Morgan Photo Taken: 17.12.2016 Site Visit: 17.12.2016 Expected Decision Level: Planning Committee

Officer’s Report

THIS APPLICATION IS BEFORE COMMITTEE AT THE REQUEST OF A SENIOR PLANNING OFFICER

1.0 THE SITE - 1.1 The application site is Upper Cronk Farm, Bride Road, Andreas. Originally the site accommodated a traditional 2 storey cottage (apx 114sqm) and associated barns, it was then extended in the 1990s with addition of a two storey extension and two single storey extensions, (now apx 290sqm). There are also two barns, part of the barn attached to the house is a study. The pattern of development follows a simple linear plan form based around an open courtyard. - 1.2 The site is situated in relatively remote open countryside to the north east of Andreas village. It is situated to the north side of the road in an elevated position, set back from the road and is accessed via a lane off Bride Road (A17).

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the erection of a single storey extension, for a swimming pool and alterations to the attached barn for associated facilities.

2.3 The proposed pool extension has a cruciform footprint, with overall depth of 10.2m and overall width of 9.6m and a maximum height of 4.7m,with a proposed floor area of 120sqm. It is an oak framed building predominantly glazed with dark grey/blue natural slate roof. The attached barn is to be widened by 1.4m, reroofed and be raised by 700mm with 4 x rooflights (2 in each roof plane) and the roof extended to be attached to the adjacent building. The walls to be finished in timber cladding also with dark grey/blue natural slate roof. - 2.4 The alterations include enclosing of existing flue with chimney stack, rendered and painted to match the dwelling, the laying of a patio around the proposed extension and the altered barn and the replacement of two first floor bedroom windows in the south west gable with a patio door (2.5m x 2m) and a glass Juliette balcony. - 2.5 During a meeting with the planning officer setting out some concerns that the proposed extension did not accord with the recommendations as set out in Circular 3/91 the agent advanced that this was the most appropriate option to meet the needs of the applicant. - 2.6 As one of the elevations was omitted from the original plans amended plans were circulated, including this detail.

3.0 PLANNING HISTORY - 3.1 The site has the following relevant history:

92/01436/B - Alterations and extensions - APPROVED. This application was submitted to overcome earlier refusal and has been implemented.

92/00930/B - Extensions - REFUSED ON REVIEW.

4.0 PLANNING POLICY - 4.1 In terms of land use designation part of the site is woodland and the remainder is not designated for any site specific purpose under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 and as such is considered to be open countryside. - 4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant. - 4.3 Environment Policy 1: 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. - 4.4 Environment Policy 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value. - 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 General Policy 2 is not strictly relevant to this application because the site is on un-zoned land and is situated in open countryside. However, the following parts of General Policy 2 are important planning principles which are relevant to consideration of the application:

General Policy 2 states: 'Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;

4.7 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 Andreas Parish Commissioners raised no objection (06.01.2017).

5.2 Highways Division - no highways implications. 20.12.2016. - 5.3 DEFA Forestry request that a planning condition be placed on any grant of planning approval requiring a tree protection plan to ensure that the construction activity is excluded from the root protection areas of two large sycamore trees on the site. 16.12.16. - 5.4 Manx Utilities advise that there is a 1.5 inch diameter Distribution Main passing through the property and it is a policy that all service pipes must remain accessible. They do not object but request that they are consulted for a potential diversion of the water main before construction commences (15.12.16). This may be addressed as a note to any approval granted.

6.0 ASSESSMENT - 6.1 The site is situated in countryside where development is strictly controlled. However, the Strategic Plan makes provision for extensions to houses, both traditionally styled properties and non-traditional extension to properties in the countryside subject to certain criteria including assessment of the visual impact of the development and where these respect the proportion, form and appearance of the existing property. - 6.2 It is important that where development exists when altered or extended it does not detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. - 6.3 Housing Policy 15 states that extensions shall only be permitted on traditional styled properties such as the application site where they '...respect the proportion, form and appearance of the existing property.' Generally people are directed to Circular 3/91 which gives advice on the design of residential development in the countryside. - 6.4 In respect of the second part of HP 15, the 50% stipulation, although the property has been previously extended it was prior to the 2007 Strategic Plan. For clarity and information figures are provided in relation to the house as originally constructed (pre 1990s extensions) and as it currently is; the house as originally constructed was apx 114sqm and the 1990 extensions were apx 176sqm and so represented a 154% increase over the house as originally constructed; taking the house in its current form the floor area is 290sq and the proposed extension is 120sqm which is 40% increase; taking the two sets of extensions together these would be a 260% increase over the house as originally constructed. The 50% figure is generally applied to ensure that the traditional rural domestic scale is preserved, including the design and appearance of the proposed extension and whether the works would be appropriate for the character and appearance of an existing dwelling and the countryside setting. - 6.5 After carrying out the site visit concerns were raised with the proposed design and its overall compliance with HP 15 which requires proposals to respect the proportion, form and appearance of the existing property. The planning officer requested that the agent review the scheme in light of the guidance set out in Circular 3/91, the applicant did not wish to redesign the proposal and considered that this proposal best achieved the applicant's desire for a pool building. - 6.6 Generally it is expected that the design of an extension should be sympathetic to the existing house. This does not mean that it has to exactly match the existing style, height and finishes, but that it should complement the existing house and not look out of place. A good extension is usually subservient to the main building i.e. extensions should be designed so that they look like extensions rather than a new house attached on to an old house. - 6.7 The older established buildings in the countryside often have an attractive appearance and are pleasing to the eye. Aside from setting, this can usually be attributed to pleasing proportions as defined by the wall height/length, roof type and pitches, chimney position, porches and openings

• such as windows and doors. These proportions were linked to considerations such as availability of materials, optimising natural heating and daylight, shelter and the practicalities of daily living along with the influences of particular architectural styles of the time. This is most evident in the use of classical proportions and symmetry in the both the original building and the extension.
• 6.8 The main issue is whether the proposed extensions and other alterations are sympathetic to the main dwelling and other buildings on the site and do not detract from the existing character of the property. This report looks at each of the main proposals separately and also cumulatively.
• 6.9 Given the location of the proposed extension, the proposed layout and design is understandable in wanting to take advantage of the elevated position and the views. The design of the extension in terms of its proportion and form, while it has a traditional appearance, does not follow the form of the existing dwelling or the existing plan form on the site. Overall it is considered the design, size and form of the extension would be inappropriate and out of keeping with the character and appearance of the existing property and buildings, contrary to the requirements of Housing Policy 15.
• 6.10 Moving to the barn alterations, the main issue is considered to be the increase in height which alters its relationship with the main dwelling and affects the original character of the barn. When considered in isolation the barn does remain subordinate it does retain the traditional plan form of the buildings. While the loss of part of the historic barn is regrettable, it is considered that while the majority of the proposed alterations do respect the proportion, form and appearance of the existing property and though the raising of the roof does alter its relationship with the main dwelling it is not to such a degree to warrant a refusal.
• 6.11 The proposed patio doors are in the 1990s extension, which from the planning history appears to have been designed to reflect the detailing of the original cottage. The main prerequisite is that the proposals should not detract from the existing character of the property. Despite the fact that the proposed first floor patio doors and Juliette balcony styles are in conflict with the original window size openings they are compatible with the character of the other windows in this elevation at ground floor and as such, on its own merits, it is not considered to detract from the existing character of the property to such a degree to warrant a refusal.
• 6.12 The location of the proposed chimney stack serves to enclose an existing flue. Traditionally chimneys are positioned at the gable end and integrated into the building fabric, as can be seen on the existing building. Even though the proposal serves to blend the existing flue in with the main dwelling it does not blend sympathetically with the existing building appearing out of balance with the form of the existing buildings on site. The flue in its current form is less intrusive and fits more with the scale of the existing buildings.
• 6.13 While individually some of the proposed alterations are regarded as within acceptable limits, some conflict has been identified with the requirements of Housing Policy 15. This is predominantly in relation to the proposed extension, in that its form moves away from the traditional extension that would be expected.
• 6.14 Taken together it is considered that the extension with the other alterations cumulatively results in the gradual erosion of the traditional design and form of this cluster of buildings, serving to undermine the rural character of the open countryside and the preservation of the traditional character of the main dwelling/buildings, contrary to the requirements of Housing Policy 15 and Environment Policy 1, to such a degree to warrant a refusal.

7.0 RECOMMENDATION - 7.1 On the basis of the above it is recommended that the application is refused.

- 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;
• (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
• (d) 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.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such the Forestry Officer should not be afforded interested person status under the Order.

Manx Utilities do not raise material planning considerations and should be afforded interested person status under the Order, in this instance.

Recommendation Recommended Decision: Refused Date of Recommendation: 27.03.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

R 1. The proposed extension and alterations cumulatively results in the gradual erosion of the traditional design and form of the dwelling and cluster of buildings, serving to undermine the rural character of the open countryside and the preservation of the traditional character of the main dwelling/buildings, contrary to the requirements of Housing Policy 15 or Environment Policy 1.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted Committee Meeting Date: 24.04.2017

Signed : A Morgan Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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Planning Committee Decision 24.04.2017

Application No. : 16/01333/B Applicant : Mr David Casement Proposal : Alterations and erection of an extension to provide a swimming pool and associated accommodation Site Address : Upper Cronk Farm Bride Road Andreas Isle of Man IM7 4EY Presenting Officer : Miss Abigail Morgan Addendum to the Officer’s Report

The Committee having visited the site considered the proposal was acceptable in the circumstances and approved the application subject to conditions relating to tree protection, a method statement relating to the interface of new roof into the existing beach stone barn, making good of render, landscaping and the glazing to be non-reflective glass.

Conditions of Approval

• 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. No site clearance, preparatory work or development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of what trees are to be retained.

All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out within the first planting season following the completion of the development. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details.

Reason: To ensure the provision of an appropriate landscape setting to the development.

• C 3. No site works or clearance, preparatory work or development shall be commenced until a scheme for the protection of retained trees and landscaping (tree protection plan), including protective fences, and the appropriate working methods are prepared which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification). Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. These measures shall be carried out as described and approved. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.

Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

• C 4. Prior to the commencement of any work a method statement, carried out by a suitably qualified structural engineer showing details of how the proposed roof alterations shall be carried out, including the means of marrying the proposed new roof with the existing/remaining barn, shall be submitted to and approved by the Department. The work shall be carried out in accordance with the approved method statement.

Reason: To ensure the development is carried out without harming the physical or aesthetic integrity of the barn.

• C 5. Notwithstanding the details submitted in the application, the proposed extension shall be fitted with non-reflective glazing and shall be retained as such. Reason: To reduce the visual impact of the building on the surrounding countryside.
• C 6. Notwithstanding the details submitted in the application, the treatment of how the render is to be made good or details of proposed materials on the south west elevation following external alterations shall be submitted to and approved in writing by the Department. The works shall be carried out in accordance with the agreed details. Reason: In the interests of visual amenity of the site and surrounding area.

This approval relates to the drawings date stamped 1 December 2016 Drawing 16 1153 1 - Site and Location Plan and Drawing 16 1153 4 - Proposed Elevations and Date stamped 2 March 2017 Drawing 16 1153 2A - Survey Drawing and Drawing 16 1153 3A - Proposal Drawing.