171103

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01027/B Applicant : Mr Andrew Lawson And Dr Kathleen Kilmurry Proposal : Alterations and extension to property, and erection of detached double garage. Site Address : Raby Farmhouse Main Road Glen Maye Isle Of Man IM5 3AU

Principal Planner: Miss S E Corlett Photo Taken : 27.09.2019 Site Visit : 27.09.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.12.2019 __

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. Tree planting shall be carried out in accordance with drawing dated December 2019 and received on 10th December, and in the first planting season following commencement of the development. Any trees which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased, shall be replaced as soon is reasonably practicable or in the next planting season, with others of similar size, species and number as originally approved, unless the Department gives written consent to any variation.

Reason: to ensure that the landscaped setting of the site is protected.

C 3. The tree protection must be undertaken in accordance with drawing TP-201019 and the fencing shown in the drawing erected prior to the commencement of any other development and retained as such throughout the entire development process.

Reason: to ensure that the landscaped setting of the dwelling is protected during development.

Plans/Drawings/Information;

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This decision relates to drawings 1, 2, 4 and 5 all received on 12th September, 2019, drawing 3A received on 1st November, 2019, drawings TP 291019 and TS 291019 and Arboricultural Impact Assessment dated 29th October, 2019 all received 5th November, 2019, together with DRG no 20 received 10th December, 2019. __

Interested Person Status - Additional Persons

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

4, Glen Maye Park and The Coach House as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy, the properties are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy, they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __

Officer’s Report

THE SITE 1.1 The site is the curtilage of Raby Farmhouse, an existing dwelling which sits on the western side of the A27 which runs through Glen Maye, to the north of the village. Raby House is associated with other outbuildings, some of which - the older, stone buildings - are owned by the applicant with more modern, working buildings being in separate ownership.

1.2 Raby House is a striking and unusual building in that the front part of the house is a large, quite grand house with a much smaller, simpler cottage behind. Both properties are connected internally and both appear on the 1860s County Series mapping. The larger element of the house has overhanging eaves with dentilled cornices, a central projecting two storey annex with a central peak. Windows in the front elevation are timber frames sliding sash and the entrance door is slightly recessed in the ground floor of the central annex. The property has substantial chimneys of each gable and a basement level of accommodation which is partly hidden at the front although there is a small light well around the left hand side of the property.

1.3 The cottage at the rear is more modest with smaller rooms and less ornamentation.

1.4 To the west of the residential elements of the site are stone outbuildings in an L-shape.

1.5 All of the buildings are accessed from a gated driveway which curves from the main road between walls and trees with a small, grassed garden in front of the main house and farm access ways around and between the smaller cottage and the stone outbuildings.

1.6 Whilst interesting, the building is not Registered.

THE PROPOSAL 2.1 Proposed is a series of works which will result in the renovation of the dwelling and its use as a single residence. Also proposed is the erection of a detached garage to the north of the access lane.

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2.2 The works to the larger part of the house are largely restoration or replacement of original features: timber framed sliding sash windows, ornamental barge board and fascia, slated roof but with the addition of a new kerb and railings around the light well to the basement level which is to be expanded around the sides of the building by the reduction in ground levels. A chimney at the rear at the point where the two elements meet, is to be removed: this is a simple functional structure.

2.3 The front of the smaller cottage is to be retained as is with remediation works. The main changes are to be to the southern elevation of the cottage where an existing, modern pitched roof annex is to be removed and replaced with a larger, pitched roofed element with modern glazing and a flat roofed balcony terrace with patio doors on the ground floor. The windows to the sides will be single lights within vertically proportioned apertures to match those in the main house but without replicating the glazing pattern to mark the fact that this is new fabric.

2.4 The new garage will have a footprint of 6.5m by 7.15m with an eaves level of 2.3m and a ridge of 4.6m created by a slated roof at a 30 degree pitch which matches the main house. The external walls will be rendered and the front having two garage doors with windows and a pedestrian door in two of the other three elevations.

2.5 Following concerns raised by the Department's Arboricultural Officer, the plans have been amended to relocate the soakaway further from the nearest trees (at least 15m therefrom), the route of the surface water drain relocated further from the trees, the garage moved 1.5m to the south east to assist with tree protection and the eastern edge of the driveway relocated to provide at least 6m from the large tree and to enable tree protection to be undertaken. Information has been provided from Manx Roots including a tree survey which is compared with the proposed development including services, and commenting that the proposed works could be carried out without adversely affecting the health of the trees.

2.6 Further information regarding trees and new planting has been submitted (dated 1st November, 2019 and 10th December, 2019) showing the introduction of five new "beech trees", one at the southern side of the entrance and four to the west of the existing tree stand between the road and the proposed garage.

PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose, of High Landscape Value and Scenic Significance and within an area of Woodland. As such, the following parts of the Strategic Plan are relevant:

3.2 There is therefore a presumption against development as set out in Eps 1 and 2 where the protection of the countryside is of the highest importance, and General Policy 3 although there is provision in HP15 for extensions to traditional properties as follows:

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). 3.3 In this case, the extension adds only slightly to the existing floor area (around 8%).

PLANNING HISTORY 4.1 No previous applications have been submitted for this dwelling.

REPRESENTATIONS 5.1 Patrick Parish Commissioners have no objection to the works other than the proposed garage which they feel is too prominent and making use of one of the farm buildings would be

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more appropriate and less intrusive (21.10.19). Following discussions with the applicant, the Commissioners have indicated in writing to them but not copied to the Department, that they have no objection to the plans now being proposed (16.12.19).

5.2 Highway Services do not oppose the application (03.10.19).

5.3 DEFA's Arboricultural Officer expresses concern about the absence of information regarding trees and their protection (01.10.19). Discussions were held and further information submitted which resulted in the AO raising no objection, subject to the attachment of a condition which requires the tree planting to be carried out in accordance with the submitted drawings (23.12.19).

5.4 The owner of The Coach House in Glen Maye supports the application and considers that the works will have a positive impact on the village (02.10.19).

5.5 The owner of 4, Glen Maye Park also supports the application (11.10.19).

ASSESSMENT 6.1 The issue here is whether the works will adversely affect the character or appearance of the existing dwelling and whether there would be any adverse impact on the character or appearance of the countryside which is designated as of High Landscape Value and Scenic Significance. As there will be no change in use from the proposed works, it is not considered that there will be any impact on highway safety.

6.2 The works will preserve a significant part of the existing building and importantly, those parts which are largely unaltered from their original construction. The new fabric will rebuild a part of the building which is neither original nor attractive and in a form which is unashamedly modern but uses some of the form - roof pitch, some window proportions and some external finishes - of the existing building to which it will be attached. It is unlikely that this element will be publicly visible.

6.3 The proposed garage, whilst following the form of the existing house in terms of roof pitch and external finishes, has a more modern appearance, due to its height. However, it will not be seen in the same view as the house, sitting on the other side of the lane, and its impact is very much limited by existing trees and walls between the building and any public view.

6.4 The impact on trees will be mitigated by new planting and this is now considered acceptable.

CONCLUSION 7.1 The renovation and modest extension of this fine house is very much supported and considered to be in line with HP15 and the application is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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.

8.2 The decision maker must determine:

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o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 23.12.2019

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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