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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal : Site Address : 14/00221/B Mrs Julie MacQuillan Alterations and erection of a two storey extension to dwelling Robin Hill Farm Cronk Y Dhooney Ballakilpheric Colby Isle Of Man IM9 4BS Case Officer: Photo Taken : Site Visit: Expected Decision Levei : Planning Committee Miss S E Corlett Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE EXTENSION IS MORE THAN 50% LARGER THAN THE ORIGINAL DWELLING THE SUE 1.1 The site defined in red on the submitted plans is the curtilage of Robin Hill Farmhouse with land to the east which is owned by the applicant and used for agricuiturai and equestrian purposes, 1,2 The farmhouse lies to the east of the access to the site which is a narrow, public lane which also serves the properties in the vicinity - Rose Cottage, Cronk-y-Dhooney Farm, Cronk-y-Dhooney Cottage, Kensa and Sunnyside, the last lying to the south of the application site. To the north west of the farmhouse is a large modern barn which has planning permission for redevelopment as a dwelling (PA 13/00452) and to the west is an older stone outbuilding which has been converted to tourist accommodation (PA 09/01500 and PA 10/00139), This lane splits into two accesses - one turns north and goes towards Kensa, Rose Cottage and Cronk-y-Dhooney Cottage and then turns back to join the Ballakilpheric Road to the west: the other heads west and serves the application site and Sunnyside. 1.3 The farmhouse was originally a traditional Manx farmhouse which has had a number of rather unfortunate extensions and alterations applied to it over time. There is a large modern window in the ground floor of the front elevation, a single storey sun lounge which wraps around the front and the right hand side of the front elevation. At the rear there is a flat roofed two storey annex with a mixture of square, horizontally and vertically proportioned windows. The property is side on to the main access lane to the property and as such this flat roofed rear annex is visible from the public highway. THE PROPOSAL 2.1 Now proposed are alterations and extensions to the property. The scheme is the same as that approved under PA 09/000399 which was not commenced. The extension takes the form of an annex to the east of the existing eastern gable with a ridge running at right angles to that of the main cottage. The extension has a footprint of 6m by 9m with two floors of accommodation, compared with an existing dwelling footprint which is 12m by 10.3m. The original cottage floor area was approximately 210 sq. m and the flat roofed annex added a further 30 or so square metres. The proposed extension would therefore represent an 14/00221/B 8 April 2014 Page 1 of 4

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addition of 42% of the floor area of the extended property (as it presentiy stands) and 62% of the originai floor area. 2.2 The proposai aiso tries to address some of the unfortunate additions and aiterations which have been undertaken to the property. The flat roofed two storey annex is to have two smaii areas of pitched roof added to give the impression of a pitched roof when viewed from the pubiic highway, the windows in the front eievation first floor are to be replaced with siiding sash styie windows and the ground floor window repiaced with a three verticai pane giazing pattern which ties in to the shape and proportion of window above. Simiiariy the ground floor window aiongside the side entrance facing the iane is to be repiaced with a window simiiar in size and pattern to that on the ground floor front eievation. The extension is to be finished in stone. 2.3 The extension was originaiiy designed to provide faciiities for the owners, one of whom is partiaiiy disabied and to provide access and faciiities which are accessibie to and usabie by disabied persons. PLANNING STATUS 3.1 The site iies within an area designated on the Area Pian for the South adopted in 2013 as Open Space but within the settiement defined as Cronk e Dhooney but wherein the Plan makes no provision for further dwellings on the grounds that the settlement is in an unsustainable location. PLANNING HISTORY 4.1 In addition to the application referred to above, PA 06/00765/B proposed the erection of a kennei facility with associated works and landscaping which was refused and PA 07/00260/B proposed the erection of a cattery which was refused at Appeal on 16th August, 2007 4.2 PA 09/0503 proposed the creation of manege and was approved. REPRESENTATIONS 5.1 The highway authority does not oppose the application, ASSESSMENT 6.1 It should be noted that this is the same scheme which was approved in 2009 and the only change in circumstances which has arisen is the introduction of the Area Plan for the South adopted in 2013 which identifies the settlement of Cronk e Dhooney but does not make any recommendations which would direct a different consideration of the application than that which was undertaken in 2009. As such, the proposal should be considered in the light of Housing Policy 15 as the property is traditional in character although it has been spoiled by extensions which have been undertaken in the past. The policy states the following: '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)." 6.2 In this case the extension will represent an addition of more than the 50% advised by the policy. However, the scheme also involves cosmetic improvements to the appearance of the existing property which will bring with them no interna! improvement or additional facilities. The appearance of the property from the front and side, both of which are visible by the public will improve as a result and as such, this could be considered to justify the additional 12% increase over and above the recommended amount. The property sits within a group of buildings both in itself within its own site and aiso within the surrounding area. It would be possible for the applicant to have proposed and gained approval for an extension of less than 50%, taking into account the existing extension but without any improvements in the 8 April 2014 14/00221/B Page 2 of 4

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appearance of the property as viewed from public viewpoints. As such, in these circumstances it is considered that the scheme is worthy of support, despite not complying with the general advice in Housing Policy 15. The works to the existing property are considered to justify an exception to the general rule, as provided for in the Policy itself. PARTY STATUS 7,1 The local authority, Rushen Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7,2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. Recom mendation Recommended Decision: Permitted Date of Recommendation: 31.03.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the alterations and extensions shown in drawings 1175*00-A, 1175/01, 1175-03C and 1175-04C all received on 25th February, 2014 and the development must be undertaken in accordance with these drawings. 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: Committee Meeting Date: 8 April 2014 14/00221/B Page 3 of 4

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Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is requiredi signing officer to delete as appropriate YES/NO 8 April 2014 14/00221/B Page 4 of 4