Officer Report

Application No.: 17/00585/B Applicant: Mr Jay & Mrs Voirrey Mairs Proposal: Alterations and erection of side extension to create additional accommodation ancillary to existing house Site Address: Farmhill Farm Farmhill Lane Douglas Isle Of Man IM2 2EF Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the residential curtilage of a dwelling house called Farmhill Farm, on Farmhill Lane. The property is a modern detached dwelling house comprising two storeys. The property sits at the northern end of Farmhill Lane and is part of a small group of dwellings with Langdale to the south and Farmhill Lodge to the East. The site has direct access from Farmhill Lane and is characterised by the mature trees and countryside setting. - 1.2 The property sits on a generous plot of land with mature gardens to the side. THE PROPOSAL

2.1 Proposed is a single storey extension with a pitched roof to the side of the dwellinghouse. The mass of the extension would comprise a footprint of 3.5m deep x 6.5m wide and 4.8m to the ridge and would project out onto the existing patio area. - 2.2 The proposed extension would create additional living space but twinned with internal modifications proposed, would see the creation of a one bedroom ancillary accommodation attached to the main dwellinghouse but no internal access between the two units. - 2.3 The proposed "flat" would have its own kitchen, bathroom, bedroom, living room and store with access onto the side garden. The internal floor area of the flat would measure; 74m2. The agent notes "all electrics and heating to be fed from the main house". PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. - 3.2 However it would be pertinent to consider a recent planning approval which was granted (13/00646/B) to demolish the outbuilding and construct a new dwelling within the curtilage of the application site. PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 Map No. 2 (South).

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains policies that are considered specifically material to the assessment of this application. - 4.3 General Policy 2 states; "Development which is in accordance with the land use zoning and proposals in the 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; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." REPRESENTATIONS

5.1 Douglas Borough Council has no objection received on 20.06.2016 - 5.2 Highway Services have no objection to the current planning application. (12/05/15) ASSESSMENT

6.1 The fundamental issue to consider in the assessment of this current planning application are; (i) the principle of the ancillary accommodation; (ii) the visual impact upon the character and appearance of the existing dwelling as viewed from the street scene; and (iii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties;

• i. the principle of the ancillary accommodation.

6.2 The proposed flat would be self-contained, and access would be from the shared driveway. The two units would share the amenity space and there would be no satisfactory way in which this could be subdivided for the mutual enjoyment of both given the attached physical relationship between the two. As such, it is considered that the principle of the proposal is acceptable but any approval would require a condition restricting the building use to be 'ancillary' to the main dwelling and not a separate planning unit.

• ii. the visual impact upon the character and appearance of the existing dwelling as viewed from the street scene;

6.3 The property is located at the top of Farmhill lane and is not readily visible from the streetscene and given its positioning on the plot twinned with the location of the access onto the highway, means there are almost no views or vantage points from the public highway of the rear gardens or rear elevation of the application site. In any case, these views would be set against the backdrop of existing residential property and would be considered acceptable within the surrounding area. - 6.4 The design of and appearance of the single story extension would feature a reduced ridge height to ensure the extension appears subservient to the dwellinghouse and would be of a form that would be in keeping with the existing proportions of the property.

• iii. the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties;

6.5 Having visited the site and assessed the proximity to the nearest neighbour Farmhill Lodge to the east, given the distance and orientation of the two properties, it is not considered there would any impact upon their amenities of Farmhill Lodge. - 6.6 Turning to the proposed development, if it is constructed. This proposal would be shortening the distance between the two properties, which on the drawings would be 8m. As the proposed extension is only at ground floor level, boundary screening can be put in place which would remove any aspect of overlooking or perception of being overbearing.

Conclusion.

6.7 The level and scale of development is considered to be relatively modest and not judged to cause harm to the appearance of the main building or considered to harm the character and quality of the landscape and wider surrounding area. The proposal would respect the main building in terms of appearance, character and the chosen materials would complement the existing fabric. As such the proposal is deemed acceptable. RECOMMENDATIONS

7.1 It is recommended that the planning application be approved.

INTERESTED PERSON STATUS

8.1 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 Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 04.07.2017 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.

• C 2. The creation of a one bedroom ancillary extension hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at Farmhill Farm and shall not be occupied as an independent dwelling unit.

Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.

This approval relates to drawings referenced 01 and 02 date stamped 31st May 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: 04.07.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.