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                                      19/00102/B                                     Page  1  of  5

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00102/B Applicant : Mr Chris & Mrs Sherrie Lennon Proposal : Erection of single storey extension and detached motorhome garage Site Address : Ballamaddrell Farm Grenaby Road Ballabeg Castletown Isle of Man IM9 4HD

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 17.07.2019 __

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.

Plans/Drawings/Information:

This approval relates to drawing 106A received on 17th June, 2019 and 001 and 100 both received on 1st February, 2019.

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Interested Person Status - Additional Persons

none __

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE EXTENSION IS NOT CONSIDERED TO ACCORD WITH HOUSING POLICY 15 BUT IS RECOMMENDED FOR APPROVAL

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THE SITE 1.1 The site is the curtilage of an existing two storey traditional cottage finished in Manx stone and red brick detailing, situated on the southern side of the Grenaby Road (B40). The house sits between a relatively new farm dwelling to the east (which is not shown on the application drawings) and Ballamaddrell Farmhouse and outbuildings which are used as artists' studios. Also not shown on the submitted location and site plans is a free standing garage which sits in front of the house.

1.2 The house, together with Ballamaddrell to the south west are part of an original single holding: Ballamaddrell and its outbuildings are referred to in the Area Plan for the South (2013) as being worthy for consideration for Registration: the application buildings are not.

1.3 The house is peculiar in that the typical front elevation with central porch and symmetrical window layout, faces south, into the rear garden and paddocks. The elevation to the road is more like a rear elevation with an array of windows at different levels and no symmetry or central entrance feature.

1.4 The house was extended to the west under a scheme approved in 2009 (09/01119/B). A sun lounge, garage and porch were approved under 10/01175/B and 10/00363/B).

THE PROPOSAL 2.1 Proposed is the erection of a building to the east of the house which is intended to be used to house the applicant's motorhome. Also proposed is an extension to the rear. Following concerns raised regarding the plans which were initially submitted, amended drawings were submitted on 17th June, 2019 to seek to overcome the issues raised which related to the impact of the works on the character of the existing dwelling.

2.2 The rear extension is still flat roofed and a similar size - 6.8m by 6.7m and 3.2m high but has a lighter feel through the use of greater expanses of glazing and a thinner overhanging roof detail. The extension will cover two thirds of the rear elevation, leaving the western most ground floor window exposed.

2.3 The motor home port is now also a lighter construction which does not try to replicate the detailing on the dwelling (which was considered inappropriate given the modern proportions of the new building) and will be open sided, steel framed building with timber boarding on the upper part and fibre cement roof sheets, giving it a more agricultural character.

2.4 The application explains that there are difficulties in attaching a linked annex to the rear which would leave the rear elevation, which appears in detail as the front, due to the internal layout of the ground floor and without creating a corridor in one of the principal living spaces to access the new extension. They emphasise that the works will not be publicly visible and would not compromise the character or appearance of the dwelling from a public perspective.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (APS) (2013) as not for any particular purpose.

3.2 The extension of traditionally designed dwellings in the countryside are subject to Housing Policy 15:

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).

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3.3 There are no policies which guide or specifically allow for free standing domestic buildings in areas not designated for development. However, permission is not required in most cases, for small buildings such as garages, sheds, greenhouses. In this case there is already a garage which was explicitly approved in 2010. Permitted Development also extends to extensions of property like this but this relates to extensions of no more than 15 sq m over the original floor area: the dwelling has already been extended by virtue of 09/01119/B, and as this was more than 15 sq m there is no longer the opportunity to extend the property without planning approval under this Order.

3.4 The site lies within a wider area of Incised Inland Slopes on the Landscape Character Appraisal in the APS. The accompanying policies related to this are as follows:

i. To protect the tranquil, rural character of the area with its open views. ii. Sensitive location of new buildings and the use of screen planting. iii. Avoidance of physical or visual amalgamation of roadside housing. iv. Protection and enhancement of the identity of Ballabeg and Colby by the conservation of the rural character of the adjacent landscape.

PLANNING HISTORY 4.1 The property has been the subject of various applications for alteration and extension, the most relevant of which were referred to above.

REPRESENTATIONS 5.1 The Arboricultural Officer of DEFA comments that the development is likely to adversely affect the health and future survival of two early mature Dutch elms although he describes them as not representing good specimens of the species and one has poor form and crown structure and are not very visible from the road nor do they make a significant contribution to the character of the area. He does not make any recommendations to protect or retain these trees but points out that they are on neighbouring land, not within the application site (25.02.19).

5.2 The owner of the neighbouring land was contacted in respect of the tree issue above and he advised on 05.03.19 that he has no issue with the potential loss of the trees provided that he is not responsible for the cost of any works or future remedial works as a consequence of any development.

5.3 No other representations have been received.

ASSESSMENT 6.1 The issues in this case are whether the proposed extension and free standing garage would have any adverse impact on the character of the main house and its context, having regard to the advice provided in HP15 and noting that the countryside is protected for its own sake under EP1.

Motorhome garage 6.2 The garage would be taller than the standard garage and has a ridge which is level with the eaves of the dwelling. These proportions, together with the use of render and the tall garage door, together with its proximity to the house, could have led to an unfortunate impact on the attractiveness and character of the dwelling. However, the amended design which gives the structure an agricultural feel will enable the building to sit comfortably next to the dwelling without competing for prominence in the group and without detracting from the character of the main house.

Proposed extension 6.3 The proposed extension bears no resemblance nor takes any of its design cues from the existing dwelling or its extension in terms of its proportions, form, profile or materials. HP15

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                                      19/00102/B                                     Page  4  of  5

clearly requires extensions to respect these elements and in this respect the proposal fails to comply with this policy. Modern extensions can sometimes work well with older fabric, such as at Ballarhenny in Michael (18/00407/B and 18/00924/B) which were schemes devised by the same architectural practice as this current application. These worked well as the modern fabric was capable of being viewed almost separately from the more historic and where the two elements would not be seen together in the same principal elevation.

6.4 In this case, the principal elevation of the dwelling is actually the rear facing one and that which faces the road looks like the rear of the building. Unfortunately, the rear facing elevation is the one which faces south and receives most light and it is not at all surprising that any extension will be placed here, rather than on the north side. What is proposed now is still not sympathetic to the main building in terms of its materials and finish, but is successful in that it distinguishes clearly what is new and what is original without attempting to disguise new fabric and the extension remains subordinate to the main, two storey dwelling. It is considered that whilst modern, the extension will not have a significant adverse impact on the character of the property. Most importantly, the extension will not be publicly visible.

CONCLUSION 7.1 Whilst the extension does not follow all of the principles of HP15, it is considered that it, and the motor home port would not have any adverse impact on the character of the main dwelling or the surrounding area 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: 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. __

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: 29.07.2019

Signed : Miss S Corlett Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required.

Signatory to delete as appropriate YES/NO See below

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