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24/91160/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91160/B Applicant : Ms Pamela N Moxon Proposal : Erection of single-storey lean-to extension to north-east elevation Site Address : Gulls Way Barn Dalby Isle Of Man IM5 3BR
Planning Officer: Graham Northern Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.12.2024 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is in accordance with General Policy 2 and Housing Policy 15 of the IoM Strategic Plan 2016
Plans/Drawings/Information;
This approval relates to the following drawings and documents received 08 October 2024: Drawing 01 Location Plan Drawing 02 Site Plan Drawing 06 Proposed Elevations and Section Drawing 07 Proposed Plan Ground Floor __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services - No objection __ Officer’s Report
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1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Gulls Way Barn which is a converted stone outbuilding within the Parish of Patrick. The property lies on the landward side of the A27 and is roughly equidistant between Glen Maye and Dalby.
1.2 The access into Gulls Way Barn is shared with Ballnalargy Cottage with parking for several cars within Ballnalargy Barn's current hardstanding.
1.3 The form states the use is residential but the authorised use is ancillary/tourist (2016) and the application has been considered on this basis and as such those parameters would still apply.
THE PROPOSAL 2.1. This application seeks the erection of single-storey lean-to extension to north-east elevation.
2.2 The proposed extension is single storey and has a lean to roof and would project 3.3 metres out and be 4.5 metres wide. To the side an open porch would project a further 1.3 metres to the side of the proposed extension.
2.3 The proposals include a flue that will facilitate a solid fuel burner that would heat the proposed room.
PLANNING HISTORY 4.1. There have been a number of previous planning applications on this site and associated applications relating to the wider site. The application considered relevant in the assessment and determination of this application is listed below.
4.1.1. Conversion of adjacent barn to ancillary living accommodation was approved under 16/0061/B
4.1.2 Additional use of residence as tourist accommodation was approved under 19/00151/C.
PLANNING POLICY 5.1. The site lies within an area zoned as not designated for any particular purpose and within a High Landscape Value and Scenic Significance, both zoning can be seen on the Isle of Man Development Plan Order 1982.
5.2. Policies within the Isle of Man Strategic Plan 2016 and Design Guide are used to assess the proposal.
5.3. Whilst there is a general presumption against development in the Countryside (EP's 1 and 2, and GP3), given the existing residential use of the converted barn HP15 is relevant along with the general standards towards development listed in GP2.
5.4 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea;
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(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
5.5 Housing Policy 15 is of relevance due to the traditional elements of the property, which states (in full), "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)"
Residential Design Guide (2021) 5.6 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.7 Section 4 of the residential design guide considers house extensions and the following sections are considered of relevance to this application:
4.2.2 Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
REPRESENTATIONS 6.1 The following representations can be found in full online, below is a short summary;
6.2 LOCAL AUTHORITY
6.3 STATUTORY BODIES
6.4 No comments received from neighbouring properties.
ASSESSMENT 7.1 The key issues to consider here are the visual impacts of the proposals on the character and appearance of the existing dwelling, the visual impacts from public view and the impact on the countryside.
7.2 The existing property is a traditional property with a pitched roof and stone as the predominant material.
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7.3 The extension is a very small addition, single storey and of 15 sq. metres, as such it is not considered to be of a scale that results in a detrimental impact or dominates the existing property. Character and appearance of the existing dwelling
7.4 When looking at the property in relation to HP15, the test is whether any extensions have been designed with the proportion and form of the existing traditional dwelling and whether any proposed extensions would affect the character and appearance of the existing dwelling.
7.5 There are no public vantage points viewing the property face on due to the property being accessed from an access track to Ballnalargy Cottage and the Barn, which lie on the hillside.
7.6 The extension is small of in keeping design and not of a scale that would impact on the character or dominance of the two storey main dwelling. The materials proposed are in keeping and a bungalow to the main road known as Balinalarky is of render construction. The materials will also differentiate the newer extension from the original barn rather than attempting to match the stonework.
7.7 The design and materials are considered acceptable and add to the functionality of the property and as such are considered acceptable. Neighbouring Amenity
7.8 The property is isolated and some distance from the nearest dwelling. The proposals are single storey and modest in scale as such there is not considered to be any detrimental impact on residential amenity.
8.0 CONCLUSION 8.1 The siting, design and finish of the extension is an acceptable level of development to an existing property that comprises traditional qualities and without adversely increasing its visual impact from public view or within the wider countryside. The proposals are considered unobjectionable and recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
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o in the case of a petition, a single representative.
9.5 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 the Right to Appeal. __
I can confirm that this decision has been made by the Acting Head of Development Management 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: 05.12.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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