DEC Officer Report

Application No.: 19/01106/B Applicant: Mr Mark Shuttleworth Proposal: Alterations and erection of extension Site Address: Ballachrink Farmhouse Old Castletown Road Santon Isle Of Man IM4 1HD Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.12.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This decision relates to drawings PL001, X001, X000, PL101B, X101, PL301, PL302, X301B, PL201, X002 all received on 2nd October, 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing dwelling which sits in the middle of a farmyard to the north of the Old Castletown Road (A25) to the south west of the Ballavale Road (B26). Slightly to the south of the house but still part of the farm group is a more modern dwelling, built in the mid 2000s as an agricultural worker's dwelling and with the appropriate occupancy condition.

1.2 The application building has traditional proportions but an asymmetric arrangement of windows in all elevations and extensions on both gables. At the rear there is a pitched roofed eaves level dormer and beyond this a single storey extension. THE PROPOSAL - 2.1 Proposed is a rear extension, replacing the existing single storey element and erecting a wider extension with an asymmetric pitched roof, two square windows and a door. Also proposed is the reinstatement of a more substantial chimney on the main roof and rooflights in the rear of the taller side extension. This extension is separated from the main dwelling by a glazed link. PLANNING POLICY - 3.1 The site is not designated for development on The Isle of Man Planning Scheme (Development Plan) Order 1982 or the draft Area Plan for the East. The site is within an area of High Landscape Value and Scenic Significance on the1982 Order. As such, there is a presumption against development in such areas and the countryside is protected for its own sake and the protection character of the countryside is of paramount importance although there is provision for extensions to existing dwellings in the countryside, as set out in Housing Policies 15 and 16. The decision as to which policy is applied depends upon the character and appearance of the existing dwelling: if it is traditional then HP15 is applied. If not, then HP16 is the more appropriate policy and this requires that extensions do not increase the visual impact of the dwelling. PLANNING HISTORY - 4.1 The site has not been the subject of any relevant previous applications. REPRESENTATIONS - 5.1 Santon Parish Commissioners have no objection to the application (07.11.19).

5.2 Highway Services have no objection to the application (22.1019). ASSESSMENT - 6.1 The issue here is whether the alterations and extensions would increase the visual impact of the property. Whilst the property is old, it has been subject to a succession of alterations and extensions which have diminished its traditional character such that it is not considered that HP15 is applicable here.

6.2 The extension will be unlikely to be visible from either adjacent highway as there are buildings between it and the Ballavale Road and the topography and intervening trees should screen it from the Old Castletown Road. In any case, the extension is single storey and timber clad and would not appear as part of the main dwelling so will not significantly or adversely affect the character or appearance of the dwelling. The addition of the more substantial chimney will enhance the character of the property and is welcome. CONCLUSION - 7.1 The proposal is considered to accord with HP16 and 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.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 05.12.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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