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29 September 2014 14/01002/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01002/B Applicant : Mr Christopher Kelly Proposal : Erection of a single storey garden room extension with glazed canopy and alterations to previously approved dormer to rear elevation Site Address : Cronk Breck Bernahara Road Andreas Isle of Man IM7 3HH

Case Officer : Miss S E Corlett Photo Taken : 08.09.2014 Site Visit : 08.09.2014 Expected Decision Level :

Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE MEMBERS DUE TO THE HISTORY OF THE SITE.

THE SITE 1.1 The site is the residential curtilage of an existing dwelling, Cronk Breck which lies on the eastern side of the Bayr ny Hayrey. Cronk Breck is a new dwelling, built as a replacement for a previous dwelling which was on the site (see Planning History). Currently on the site is the dwelling along with a garage, car port and a helicopter hangar, all within the residential curtilage which was extended following the completion of the dwelling, under PA 12/01374/B and subsequent applications including PA 13/00311.

1.2 The site is well landscaped and many of the buildings screened from complete view from the surrounding roads, the dwelling being visible from some parts of the B7 highway to the south and from some parts of the approach on the B14 from the west. The wind sock and part of the helicopter hangar are visible at a fleeting glance from the B7.

1.3 The part of the site which is proposed for development in this current application is presently a levelled area which accommodates a paved patio.

THE PROPOSAL 2.1 Proposed is the extension of the property in a single storey form to provide a partly enclosed and partly open sided pitched roofed addition to the south facing elevation of the dwelling. The enclosed area will add further 28 sq m and 30 sq m conjoined areas and the open area will add a further length of 12m by 5m. The enclosed extension will have a stone plinth with rendered walling and slate roofing above. The open area will have a decorative glass canopy roof supported by either cast iron or polyester power coated support posts.

2.2 The extension represents less than 15% of the overall floor area of the dwelling.

2.3 Also proposed is the revision of the detailing of a dormer on the southern elevation. What was approved under PA 12/01362/B was a pitched roofed dormer: what is proposed now is a flat roofed dormer whose width is greater than what was approved but the proposed window now replicates the proportions of the windows directly below.

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29 September 2014 14/01002/B Page 2 of 4

PLANNING STATUS AND POLICY 3.1 The site lies within an area of open space not designated for a particular purpose on the Isle of Man Planning Scheme (Development Plan) Order 1982.

3.2 As such, there is a presumption against development as set out in Environment Policy 1 of the Strategic Plan. However, there are policies which guide the alteration and extension of existing properties - Housing Policies 15 and 16. The former addresses houses of traditional design whereas the latter refers to non-traditional properties or ones of poor form. The existing dwelling falls into the former category and as such Housing Policy 15 is applicable in this case:

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)."

PLANNING HISTORY 4.1 Planning approval was granted for the replacement of the former dwelling on the site with what is generally on site now, under PA 09/01011/B. This approval was modified by PAs 10/00216/B, 12/01362/B, 12/01363/B, 13/00311/B and a general storage building and landscaping including the extension of the residential curtilage was approved under PA 12/01374/B. A row of car ports was approved in between the house and the approved helicopter hangar.

4.2 Planning approval was denied for the creation of a temporary access track and erection of a temporary general purpose agricultural building to house garden maintenance machinery, vehicles and a helicopter, under PA 12/00582. The reason for refusal of that application was as follows:

"It is not considered that there is sufficient justification for a building of the size and massing proposed within a residential curtilage in an area not designated for development and where the built development on site already represents a significantly larger development than what it replaced. The building is considered to represent over-development of the site and would be contrary to the provisions of Environment Policy 1 and General Policy 2. Whilst the building is stated to be on site for a temporary period, the building and track are by their nature permanent features and the five year period in which the building and track are to be in situ are not considered to be a short term period."

4.3 As can be seen in paragraph 4.1 a further building for the applicant's helicopter and maintenance equipment and machinery and the existing of the residential curtilage and creation of access were subsequently approved under later applications.

4.4 Recently, approval has been granted for a further car and motorcycle storage building on the site, to the east of the helicopter hangar - PA 14/00638/B.

REPRESENTATIONS 5.1 There are no representations on the file at the time of writing.

ASSESSMENT 6.1 The critical issues in this case are whether the proposal would have a significant or detrimental impact on the dwelling and whether the proposal complies with the principles of Housing Policy 15. In this case, the fact that the property cannot be easily seen, particularly the ground floor of the dwelling is relevant. This will affect the public impact of the proposals. In any case, however, the proposed extensions are modest and well designed and finished

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29 September 2014 14/01002/B Page 3 of 4 and even if seen, would not have an adverse impact on the appearance and character of the property which are protected through HP 15.

6.2 As such, the application is recommended for approval.

PARTY STATUS 7.1 The local authority is, 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 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

11.09.2014

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.

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.

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This approval relates to Drawings 01, 50 and 100B all received on 22nd August, 2014.

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 : Permitted Committee Meeting Date : 29th September 2014

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29 September 2014 14/01002/B Page 4 of 4 Signed : S E Corlett Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

NO