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24/00830/GB Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/00830/GB Applicant : Mr & Mrs Arul Neel Proposal : Conversion of existing Garage to Garden Room, erection of proposed link Gym/Boiler House extension to replace existing side extension, erection of timber garden Shed and re-location of oil tank (in association with RB Consent application 24/00831/CON) Site Address : Farm Hill Manor Farmhill Lane Douglas Isle Of Man IM2 2EF
Technical Officer: Tom Sinden Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.09.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposals are considered to pass the statutory test within section 16 of the Town and Country Planning Act 1999 as the building's architectural and historic special interest is being preserved. Whilst the proposed extension would introduce an imbalance to the principal façade, an imbalance already exists as a result of the 20th century side extension and double garage. The proposed set-back from the historic frontage and the rationalisation of the ancillary accommodation on this side of the building when compared with the existing arrangement is judged to result in no additional harm to the setting or special interest of the registered building. The proposals are also judged to be in accordance with Strategic Policy 4, Environment Policy 32 and General Policy 2 of the IOM Strategic Plan 2016, together with Policies RB/3 and RB/5 of Planning Policy Statement 1/01 as given the existing arrangement of outbuildings and extensions, the proposed extensions and alterations are judged to be in a form and style that preserves the registered building's setting and its special interest, and to not affect adversely the character of the surrounding landscape. With all of the above factors in mind, the application is judged to be acceptable.
Plans/Drawings/Information;
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24/00830/GB Page 2 of 5
This decision relates to drawings 23-1741-G-0, 23-1741-G-01, 23-1741-G-02, 23-1741-G-03, 23- 1741-G-04, 23-1741-G-05, 23-1741-G-06 and 23-1741-G-07 and the other supporting information received 26th July 2024. __
Interested Person Status
None __
Officer’s Report
1.0 THE SITE 1.1 The site is Farmhill Manor, Registered Building no.234. The property began life as the quarterland farmhouse of the Ballaquirk/Farmhill land holding, part of the Bishop's Barony land, and believed to have been in the possession of the Quirk family from the year 1430. The building was developed from a farmhouse to a stately mansion between the years 1725-1825. In addition to the property's historic special interest, architectural special interest derives from the strongly modelled screen on the principal elevation designed in the late Georgian style with semi-circular bays and regular fenestration. Classical elements are present with Tuscan pilasters, moulded panels and cornices, as well as a porch in the Doric form with fluted columns and capitals including egg-and-dart ornament. The central doorway is also of note, featuring a six-quadrant lead and glass fanlight.
2.0 THE PROPOSAL 2.1 This application seeks approval for conversion of the existing Garage to a Garden Room, erection of a proposed link containing a Gym/Boiler House to replace existing side extension, the erection of a timber garden Shed and re-location of an oil tank. The application is concurrent with RB consent application 24/00831/CON.
3.0 PLANNING CONSIDERATIONS 3.1 The site is designated in the Area Plan for the East 2020 as open space. The property is not located within a Conservation Area, and is not located within a flood risk area.
3.2 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2 Strategic Policy 4 Infrastructure Policy 5 Environment Policy 32 & 34 Community Policy 7, 10 & 11.
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY RB/3 POLICY RB/5
4.0 PLANNING HISTORY
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4.1 23/01073/CON Erection of rear extensions at ground and first floor levels and associated internal alterations - RB 234 (in association with application 23/01074/GB) Permitted
23/01074/GB Erection of rear extensions at ground and first floor levels (in association with RB application 23/01073/CON) Permitted
14/00772/B Removal of existing entrance pillars and walls and erection of replacement pillars, walls and new automatic entrance gates Permitted
12/01012/B Alterations to driveway and access and additional use of dwelling as a children's nursery Refused at Appeal
09/00139/GB Repair works to existing dwelling and ancillary works within curtilage, including erection of detached garage, erection of fencing and lowering of ground level at side of house (In association with 09/00140/CON) Permitted
09/00140/CON Registered Building consent for repair works to existing dwelling and ancillary works within curtilage, including erection of detached garage, erection of fencing and lowering of ground level at side of house (In association with 09/00139/GB) Registered Building Nos. 234 Permitted
07/00286/B Change of dwelling type on plot 7 from a Maple type to a Beech type, and adjustment of boundary to plot 6 (Amendment to approved 05/92354/B) Permitted
07/00287/B Change of dwelling type on plots 14, 15 & 16 from 2 no. Maple type dwellings and 1 no. Laurel type to 3 no. Beech type dwellings, and adjustment of boundary to plot 13 (Amendment to approved 05/92354/B) Permitted
96/00831/A Approval in principle for residential development, land adjacent to Farmhill Manor, Douglas. Refused
90/00167/B Erection of boundary fence, Farmhill Manor, Farmhill, Douglas. Permitted
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Douglas Borough Council had stated that they have no objections to the proposals (9.8.2024).
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5.2 The Department of Infrastructure Highways Division - No Highways Interest (2.8.2024).
6.0 ASSESSMENT Statutory Test 6.1 Section 16 of the Act requires that when considering whether to grant registered building consent, the Department must "have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses." In this instance, the application proposes the conversion of the existing Garage to a Garden Room, erection of a proposed link containing a Gym/Boiler House to replace existing side extension, the erection of a timber garden Shed and the re-location of an oil tank. As outlined in section 1.1, the special historic and architectural interest of the property derives from its historic use as a quarterland farmhouse, as well as the architectural style and detailing used in the conversion to a manor house between 1725 and 1825. I judge that the rhythm and balance of the principal elevation screen, with its two semi-circular bays and two storey wings, makes a strong contribution to the building's significance. A degree of harm has resulted to this element from the single storey extension on the building's east elevation, as well as the double garage. Although the garage is not physically attached to the building, it is in close proximity and clearly impacts the principal building's setting in a negative manner. This application proposes to infill the area between the garage and the main house, replacing the existing single storey extension in the process. Although I consider this to be a relatively finely balance case, given the presence of the existing garage, and the fact that the proposed link is set back from the historic frontage of the building, it is judged that the building's setting and the features of special architectural or historic interest which it possesses would be preserved by the proposals.
Policy Tests 6.2 Strategic Policy 4 requires that 'proposals for development must protect or enhance the fabric and setting of registered buildings', while Environment Policy 32 states that 'extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.' As discussed within section 6.1, the building has both historic and aesthetic significance as a former quarterland farmhouse and in the manner in which it has been converted to a manor house during the 18th and 19th century. This application proposes to construct a link between the historic house and the modern detached garage, as well as altering the position of the boiler room and replacing the existing garage's vehicular door with glazed sliding doors. Given the presence of the existing garage and single storey extension on the building's east elevation, the proposed infill is judged to have no further detrimental impact on the building's special interest or its setting.
6.3 Although the Area Plan for the East 2020 zones the site as Open Space, it is a fact that this registered building and its grounds has been in residential use for at least 300 years, and parts of the house itself may have been in residential use for hundreds of years before that. It is therefore judged reasonable to assess the proposals against the tests of General Policy 2 - development which is in accordance with the land-use zoning. The position and scale of the proposed alterations, between the existing garage and the main house, is judged to be such that the proposals respect the site and do not affect adversely the character of the surrounding landscape.
6.4 Given the nature and scale of the proposals, the application is judged to comply with Community Policies 7, 10 and 11 of the IOM Strategic Plan 2016.
CONCLUSION 7.1 The proposals are considered to pass the statutory test within section 16 of the Town and Country Planning Act 1999 as the building's architectural and historic special interest is being preserved. Whilst the proposed extension would introduce an imbalance to the principal façade, an imbalance already exists as a result of the 20th century side extension and double garage. The proposed set-back from the historic frontage and the rationalisation of the ancillary accommodation on this side of the building when compared with the existing arrangement is judged to result in no additional harm to the setting or special interest of the registered building.
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The proposals are also judged to be in accordance with Strategic Policy 4, Environment Policy 32 and General Policy 2 of the IOM Strategic Plan 2016, together with Policies RB/3 and RB/5 of Planning Policy Statement 1/01 as given the existing arrangement of outbuildings and extensions, the proposed extensions and alterations are judged to be in a form and style that preserves the registered building's setting and its special interest, and to not affect adversely the character of the surrounding landscape. With all of the above factors in mind, it is recommended that the application be approved.
8.0 INTERESTED PERSONS STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
(a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above 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 as per section 3.2.4 of the Operational Policy. __
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 18.09.2024
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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