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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/00453/B Mr Nigel Ormond-Smith Renovation of existing dwelling with single storey extensions to side and a two storey extension to rear elevation, construction of detached garage and driveway Grenaby House Grenaby Ballasalla Isle Of Man IM9 3BD Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Mr Chris Balmer 06.05.2014 06.05.2014 Planning Committee Officer's Report THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSED EXTENSION WOULD BE ABOVE THE GENERALLY PERMITTED 50% THRESHOLD AND IS RECOMMENDED FOR AN APPROVAL. SITE The site represents the residential curtilage (1 acre) of an existing dwelling situated at the lower end of Grenaby Road (641) to the east of the junction with the B40 Grenaby Road which leads to Bailabeg. The Grenaby Road runs along the western boundary of the site with the Silverburn River running along the eastern boundary with a public footpath running on the opposite of the riverbank. A public footpath also runs along the southern boundary of the site. 1.0 1.1 The dwelling is in form a traditional two storey Manx farmhouse, albeit with more higher status features which includes larger sliding sash timber panelled windows, a central projecting front gable ended bay and more decorative features. The property is faced in stone (although the front and gable elevations have been painted in a whitewash) with two gable ended chimneys and a slate roof. 1.2 1.3 To the southwest elevation is a large detached stone barn. It should be noted that this current application does not deal with the potential conversion of this building. The site boundaries are made up of mature hedgerows and trees, whilst the dwelling and the centre of the site is open in nature (overgrown grass/gorse) and is relatively flat. The land between the western boundary and the dwelling (including the western roadside boundary) has a raised ground level, in places approximately a storey above that of the main dwelling. Accordingly when travelling along the Grenaby Road views to the immediate west are reduced or screened, The main views of the dwelling are immediately to the north of the dwelling at the entrance of site; the area adjacent to the existing field gate entrance, north of stone barn, along the Grenaby Road and along the pubic footpath opposite the eastern boundary of the site running along the Siiverburn River. Views from the south of the site along public footpath and Grenaby Road are more limited given the significant amount of mature landscaping, evening during leafless periods. 1.4 2 June 2014 14/00453/B Page 1 of 8

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The proposal does not include any extension to the existing residential curtilage. 1.5 2.0 PROPOSAL 2.1 The application seeks approval for renovation of existing dwelling with single storey extensions to each side and a two storey extension to rear elevation, construction of detached garage and driveway. The proposed two single storey side extensions have traditional forms and appearance both having a width of 3.8 metres, a depth of 5 metres and a ridge height of 4.8 metres but eaves 2.9 at metres. Both extensions are to be 'garden rooms' and are essentially mirror images of each other, both finished with natural slate, painted white render with dark green powder coated aluminium windows. 2.2 The rear extension is two storeys in nature but of a very contemporary design, form and appearance. The extension would project from the rear elevation of the existing dwelling, The main part of the two storey extension is essentially rectangular in shape, albeit orientated at a 30 degrees angle to the rear elevation of the existing dwelling. This aspect would have a total width of 11.6 metres, a depth of 14.5 metres and a height of 6 metres. The elevational treatment of the rear extension is mainly finished with glazing (hardwood or aluminium frames), with parts including 'western red cedar' cladding panels. The roof of the extension would be flat, with a sedum planting above. 2.3 The proposed two storey glass link would project 3,6 metres from the rear elevation; have a width of 6 metres (4 metres at first floor level) and a height of 5.4 metres, beneath the eaves of Grenaby House. The link would be finished with floor to ceiling frameiess glazing (similar to main windows found at the Sound Cafe) with a sedum flat roof to match the main roof of the extension. This aspect of the extension provides access to and from the existing dwelling and the new extension and also accommodates the staircase to provide an access throughout the first floor. 2.4 A detached three car garage is proposed 12 metres to the west of the existing dwelling. The garage would utilise the topography of the land in this area and would be dug into the ground. The garage would include a cun/ed roof with sedum/grass finish to fit with the ground levels and landscaping around it. The garage would have a total width of 10.8 metres, a depth of 8 metres and a maximum height of 3.7 metres. 2.5 2.6 Remodelling of the land to the west of the site is also proposed. As identified within paragraph 1.4 the topography of the ground to the west of the house is set above the ground level (approx. 2.5 metres in places) of the existing dwelling. It is proposed to remodel some of this area, mainly to accommodate the new detached garage. The remodelling does not involve alterations to the roadside boundary of the site which in places is between 1 to 2 metres in height (Manx stone wall) and incorporates a number of mature trees. The reason for the application is explained by the applicants who have indicated that whilst Grenaby House has classical proportions and the initial impression is that the property is a good sized house, in reality the rooms are very small, compared to modern living standards. The original dwelling consisted of living and kitchen areas at ground floor with three small bedrooms and a bathroom on the first floor and additional rooms within the second floor (roof space). The floor area of the property is greatly reduced due to the thickness of the stone walls (between 0.6m & Im). The applicant has also explained that they purchased the dwelling at public auction (2006) with the intention of renovating the property. However, once the dwelling was purchased, it became clear that the dwelling required significant renovation (interior fittings 81 woodwork suffered from rot and infestations, new installation throughout - external requires repointing with lime mortar and the roof structure and sash windows need to be completely replaced). The applicant has advised that the cost to undertaken these works are comparatively high and the accommodation provided by the 2.7 14/00453/B Page 2 of 8 2 June 2014

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original footprint, without any kind of extension, do not justify the work. Due to these concerns they reluctantly have marketed the property for sale for a number of years; however, no buyers could be found due to the above concerns and the size of the property. Due to this, the applicant reviewed the site with the intention of renovating the building and providing additional accommodation. 3.0 PLANNING STATUS The site is not designated for development under the Area Plan for the South (adopted 1st March 2013). The site is not located within a Conservation Area. The property is on the list for possible Registration. 3.1 3.2 Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:- Housing Policy 15 states: "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)." 3.3 4.0 PLANNING HISTORY 4.1 There are no previous applications which are considered relevant in the assessment and determination of this application. 5,0 REPRESENTATIONS Highway Services do not oppose subject to the following condition being attached: ’The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665" 5.1 Malew Parish Commissioners have no objection to the proposal. 5.2 The Department of Environment, Food and Agriculture - Fisheries Division - have considered the application in relation to development being within 9 metres of a watercourse and have raised no objections. 5.3 5.4 No privately written representations have been received. 6.0 ASSESSMENT The principal issue with the submitted scheme is whether the proposed works would be appropriate forms of development which not adversely affect the appearance of the individual property (Grenaby House) and the countryside setting. 6.1 As indicated within the policy section of this report (par 3.3) Housing Policy 15 is the most relevant policy to consider when dealing with applications to extend traditional dwellings in the countryside. This policy states that 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. Furthermore, 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 terms of floor area the existing dwelling has a floor area which equates to 167.7 square metres. This includes the usable area within the second floor (within the roof space). The applicants have indicated the existing dwelling has a floor area of 211 square metres but this takes the entire second floor/roof space into consideration. 6.3 14/00453/B Page 3 of 8 2 June 2014

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TTie proposed extensions equate to approximately 342 square metres in size. Accordingly, the proposals would equate to a percentage increase of approximately 200% or 152% increase if taking the entire floor area of the roof space into account. Either way, the proposal is well above the generally accepted 50% threshold and therefore a refusal of the application could be made on this ground. 6.4 However, the policy does indicate that in certain exceptional circumstances permission 6.5 may be granted for extensions larger than 50% of the existing building. Perhaps at this stage it is worth considering the proportion, form and appearance of the proposed extension to the existing dwelling. As identified by Housing Policy 15 extension to traditional properties will "normally only" be approved where these respect the proportion, form and appearance of the existing property. The policy does provide for some leeway and for the reasons set out in the following paragraphs it is considered a deviation from a ’traditional' approach is appropriate in this instance. The applicants in favour of the proposal have stated that; "Grenaby House has always been an outstanding property, and this scheme provides an existing opportunity to enhance the original merits of it's architecture by producing a piece if unique design to make it once more lead the way with a contemporary vision while at the same time being sympathetic to its surroundings." 6.6 The two single storey winged extension to each gable end of the property are very much traditional in design, form and appearance and would be appropriate forms of development to the existing dweiling. Arguably the two extensions help increase the presence of the property when viewed from the entrance of the site to the north and would be beneficial to the appearance of the property, Accordingly, it is considered these aspects of the proposed works are acceptable. 6.7 The principal issue is whether the rear two storey contemporary extensions is 6.8 acceptable. 6.9 A number of pre-application discussions have taken place over a period of time, which dealt with a number of schemes, some more traditional in appearance and some like the proposed scheme contemporary in design. It was concluded that a more lightweight design perhaps with large amounts of glazing and timber finishes would help blend the extension into the surrounding woodland setting, whilst it's lightweight design and finishes help not to overbear the character and quality of the existing dwelling, Careful consideration was also given as to how the old and the new met. In this case the two storey frameless glazed extension is considered the most appropriate method as this would still enable the existing windows and features of the rear elevation still being apparent, therefore helping in retaining the character and quality of the existing property, whilst acting as a clear break between old and new development. On visiting the site, it became clear the site had special and unique qualities, in that 6.10 it's relatively remote location and within a gentle dip in the landscape and surrounded by mature woodlands, all of which provide a natural screen of the site from wider and distant countryside views and give the impression when in the site it is a very isolated and private setting. Accordingly, when visiting the site and the immediate surroundings it is clear that the large site is capable of accommodating a dwelling of some stature, potentially without adversely affecting the visual amenities of the area. Arguably, the existing dwelling when first constructed was built to impress, given the architectural features and designs that were used. The proposal now submitted is no exception, but a modern day design, using high quality material and finishes, which follow similar design principles as the original building when it was first built. 6.10 The main and more frequent views of or from are likely from the Grenaby Road which runs along the western boundary. With the proposed remodelling of the landscaping to the 2 June 2014 14/00453/B Page 4 of 8

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west of the dwelling and the construction of the detached garage it is likely that there would be public views of two main aspects of the dwelling, the first from the existing main entrance of the site to the north of the dwelling and the second from the existing entrance adjacent to the stone barn. From the northern entrance of the site the front elevation and the two winged 6.11 extension will be the prominent features, with little of the rear extension being noticeable. Arguably, the front elevation is the princial elevation and the elevation which has the greatest character and quality of the property, It is considered views of the front elevation will be significantly retained, improved and with the two side extensions will be further enhancements. From the existing entrance adjacent the stone barn, the proposed rear extension will 6,12 be more apparent and will be read in conjunction with the existing traditional property. The rear extension is unashamedly modern in its form, design and finish. However, the frameless glazed link is considered to provide a clear break between old and new and its relatively low height and lightweight features will arguably have less of an impact upon the existing rear elevation compared to a more traditional extension. The main part of the rear extension is designed not to dominate or detract from the original building or the character of the area, but instead play a supportive role that respects Grenaby House. 6.13 The applicants highlight that the proposed designs draws not only on architectural aesthetics but on technology, sustainability and energy efficiency that was not available when Grenaby House was originally built. The new development gives the opportunity for modern living that the original house alone, in its original form and size, cannot achieve. The applicants also comment that the main rear extension is mainly broken into a 6.14 series of elements to minimise the visual mass of the building. The proposed extension is set at an angle to the main house so that the main aspects maximises natural daylight and faces towards points of interest e.g. the bridge and river. This less formal layout contrasts with the formal siting and proportions of the existing dwelling. Furthermore, the applicants comment that the rear extension will give the overall impression of a light weight floating structure with large areas of glazing which will reflect the surrounding so that the trees and their reflections merge and blur the boundaries of the building. The use of horizontal cedar boarding with the glazing will provide a degree of privacy to some bedrooms and bathrooms. It is proposed to leave the cladding with a natural finish which will quickly mellow and soften and therefore sit comfortably on this wooded plot. The roof will be lightweight in construction and appearance with a sedum roof above again to help blend Into the landscape. The proposal would result in a very contemporary extension to the existing traditional 6.15 property, which although is not in the greatest condition, still retains its significant quality and character, beneficial to the area and the Island as a whole. However, any extensions still needs to ensure this character and quality is not adversely affected. 6.16 TTie proposed landscaping will also improve the visual amenities of the site which is currently in an overgrown state, as well as compliment the proposed works to the dwelling. The applicants have indicated that the landscaping and remodelling the land to the western part of the site are not being undertaken to conceal the new extension as they consider it should be seen for the contemporary piece of architecture that it is. They indicate that the new landscaping and tree planting will be used to enhance the woodland setting and 'seat' the dwelling within its surroundings. The applicants are also in consultation with the Forestry Division with regard to new tree planting and an on-going management scheme for the care and protection of existing trees. 6.17 As highlighted within Housing Policy 15, there is the potential of approving extensions to traditional properties that do not necessary respect the proportion, form and appearance 14/00453/B Page 5 of 8 2 June 2014

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and are more than 50% of the existing building in terms of floor space in exception circumstances. It is considered this proposal would fall within the exceptions of this policy. In relation to the proportion, form and appearance, it is clear that the contemporary design does not following the traditional style, design or finishes. However, the extension is of a high quality both in terms of design and finish and its design not only takes account of the existing property but also the immediate woodland and countryside setting which it would sit within. Furthermore, the extension sizes whilst above the 50% threshold, is considered acceptable given the sizable nature of the residential plot (1 acre) and the majority of the site would still retain its landscaped form, surrounded by woodland. Furthermore, in support of the application is the retention and renovation of Grenaby House, the proposal would have no impact upon neighbouring amenities and would not adversely affect or project into the open countryside, but contain development within the residential curtilage. Overall, as indicated previously, the proposed extension seeks to ensure it does not 6.18 become a dominating feature nor detract from the existing qualities of Grenaby House. It is considered the proposal is successful, the glazed link acts as a clear separation of the old and new and whilst the new rear extension in terms of proportion, form and appearance is complete departure from a more traditional design, it is considered the extension design, position and quality finishes are such that the extension would not detract from the existing traditional dwelling or the countryside setting, but would in fact enhance to the property and the countryside setting. 7.0 THE DESIGN AND CONSERVATION OFRCER'S SUPPLEMENTARY REPORT: 7.1 Grenaby House has been on the proposed list of buildings to be Registered for some time. It is worth noting that the interior of the dwelling has been compromised and that correspondingly, its worthiness for addition to the Protected Buildings Register has similarly been compromised. That said; it is still a dwelling of some architectural quality and something that we should seek to preserve. It is worth noting that the siting, scale and form of the existing dwelling make it difficult to extend in a traditional manner, other than perhaps by 'double piling' the dwelling i.e. adding an extension to the rear of similar scale, mass and form with a ridge line in the same plane as the existing. The concern with this as an approach is that it would obliterate the architectural interest offered by the openings in the rear facade. The wooded area to the north immediately adjacent to the river has soft ground and is heavily treed, which makes substantial extension in that direction difficult. The existing dwelling is symmetrical and from the front at least, only symmetrical additions would really work. 7.2 Opting for a modern, lightweight approach to the rear of the dwelling allows the existing building to be fully understood by the passer-by. The observer is left in no doubt as to what is 'old' and what is new. The new adds the latest layer of history to the site and responds to the restrictions of the site, whilst responding to the needs and desires of a modern family. 7.3 7.4 The juxtaposition of the lightweight, flat roofed forms to the rear act as a foil to the traditional masonry, pitched forms of the historic building. The junction between the two could have been problematic but the use of large areas of glass and minimum internal partitioning meant that it is possible to see the rear of the existing building thought the link. The rear pavilion will have a direct link with its immediate landscape. The glazing will literally reflect its surroundings during the daylight hours. 7.5 In conclusion, whilst the scale of the extension to the rear exceeds what is normally considered appropriate, the way in which this extension is handled by the architect results in a well-crafted, contemporary addition to a property with some significant historic interest and in doing so, is acceptable. 7.6 2 June 2014 14/00453/B Page 6 of 8

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8.0 RECOMMENDATION 8.1 Overall, it is considered the proposal would comply with Housing Policy 15 of the Isie of Man Strategic Plan and therefore it is recommended that the application be approved. 9.0 PARTY STATUS It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) and should be afforded interested party status: 9.1 DOI Highway Services Malew Parish Commissioners The Department of Environment, Food and Agriculture - Fisheries Division Recom mendation Recommended Decision: Permitted Date of Recommendation: 30.05.2014 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 approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason; Procedure) (No2) Order 2013 and to avoid the accumulation of unimpiemented planning approvals. C2. No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Planning Authority. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels, the location of grassed areas and details of the hard surface treatment of the open parts of the site, and a programme of implementation. All planting shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Planning Authority. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Planning Authority. 2 June 2014 14/00453/B Page 7 of 8

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Reason: To ensure the provision of an appropriate landscape setting to the development. C 3. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety. A C4. All new windows to the existing dwelling shall be painted Spftv sashes with joinery details to match the originals, where existing, and shall be retained as such. id, double hung vertical sliding Reason; To ensure the satisfactory preservation of this registered building. C 5. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Planning Authority. The development shall not be carried out unless in accordance with the approved details and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area. This approval relates to Drawings reference numbers 0911/01, 0911/02, 0911/03, 0911/04, 0911/05, 0911/06, 0911/07, 0911/08, 0911/09, 0911/10, 0911/11 and 0911/12 all received on 10th April 2014, I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under t^ ^propriate delegated authority, Decision Made:... Committee Meeting Date: Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required, signing officer to delete as appropriate YES/N#* 2 June 2014 14/00453/B Page 8 of 8