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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/00246/B Mr & Mrs Simon Douglas Riggall Alterations and extension to dwelling and enclosure of existing gateway The Lodge Great Meadow Castletown Isle Of Man IM9 4EB Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Miss S E Corlett Officer's Report THE SITE 1.1 The site is the curtilage of the gatehouse which is associated with Great Meadow - a distinctive and substantial house set within its own grounds and located on the western side of the A3 to the south of Malew Parish Church and to the north of Castletown. 1.2 The gatehouse provided the entrance to the main property up until recently, but affords poor visibility for those emerging onto the A3 at a point where traffic is generally passing at high speed, As such the applicant proposed the use of an existing access to the south as the new main access, blocking up the existing access through the gatehouse and providing a new hard cored track from the access to the main dwelling (13/00408). 1,3 The gatehouse is a smaller version of Great Meadow, the main house but sited 80m to the south. THE PROPOSAL 2.1 Proposed are alterations and extensions to the gatehouse and the closing off the vehicular access through the site, reflecting the intentions of 13/00408. 2.2 The vehicular access aperture is to be glazed full height and the existing gates refurbished and rehung such that they only open outward towards the highway. 2.3 A single storey extension is to be erected on the rear, providing a new living room. This is designed and to be finished to match the remaining building. This will come up to and form part of the southern extent of the curtilage of this property. 2.4 An existing stone chimney is to be removed, one of two with the other being retained. 2.5 A new first floor bedroom is to be installed in the rear elevation. 2.6 The existing property has a floor area of 168 square metres. The proposed additional accommodation will provide 33 square metres which results in an increase of around 20%. PLANNING POLICY AND STATUS 7 April 2014 14/00246/B Page 1 of 3

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3.1 The site lies within an area of Low Density Housing in Parkland on the APS. Great Meadow House and Great Meadow Cottages are acknowledged in Appendix Five of the Plan as being worthy of consideration and research for possible Registration. 3.2 The policy on Low Density Housing in Parkland, Planning Circular 8/89, promotes development in such areas where substantial and well designed dwellings sit in their own grounds of at least one acre, In this case the principal dwelling to which this would apply is Great Meadow House itself and like other substantial houses like this, has other, more modest outbuildings and a gatehouse/lodge at the entrance. Billown Mansion House which lies to the north west of this site has two such lodges, one at each of its entrances. As such, whilst the site is large enough to accommodate further dwellings, it is critical to maintain the character of the site as having a principal, substantial house to which the other buildings on site are subordinate. 3.3 The trees within the site are deemed to be Registered due to their inclusion within the Low Density Housing in Parkland zone. 3.4 Great Meadow House and Great Meadow Cottages are included in Appendix Five of the Area Plan for the South adopted in 2013 as being worthy of consideration for possible Registration. PLANNING HISTORY 4.1 Other than the application referred to above for the creation of a further means of access to the site, there are no other previous applications which are relevant to the consideration of this current proposal. REPRESENTATIONS 5.1 Malew Parish Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application. 5.2 Manx Utilities Authority (Electricity) advises that there are electricity supplies within the site and that the applicant should contact them in this respect. The services are not overhead so this is a matter for the on-site contractors rather than the planning process. ASSESSMENT 6.1 The works are largely confined to the rear of the building and as such, largely screened from public view although on the approach from the south a glimpse of the additional fabric may be available. In any case, however, what Is proposed has been designed so that it looks like it was always part of the main building to which it would be attached and as such there will be no adverse visual impact from the additional built fabric. The works to the door will have an impact but other than the glazing above and behind the reinstated gate, the character and appearance of the building will change very little but will secure a safer access to the site by blocking off the former access which offers substandard levels of visibility to drivers of vehicles emerging from the site. 6.2 The scheme is considered to be well thought through and is recommended for approval. PARPf STATUS 7.1 The local authority, Malew 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. 14/00246/B Page 2 of 3 7 April 2014

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7.3 Manx Utilities Authority does not raise materiai pianning considerations and as such shouid not be afforded party status in this case. Recommendation Recommended Decision: Permitted Date of Recommendation: 07.04.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby permitted shaii commence before the expiration of four years from the date of this notice, C2. This approvai relates to the alterations and extensions to the existing dwelling, as shown in drawings P_01, P_02, P_03, P_04, P_05, P_06, P_08, P_09 and P_10 and must be undertaken in accordance with these drawings unless otherwise approved by the Planning Authority. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. \o Decision Made : Permitted Date: Determining officer (delete as appropriate) Signed :... Sarah Corlett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer ■< Signed : Michael Gallagher Signed :... Jennifer Chance Director of Pianning and Building Control Development Control Manager 7 April 2014 14/00246/B Page 3 of 3