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13 October 2014 14/01046/B Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01046/B Applicant : Mr & Mrs Colin Quirk Proposal : Erection of a two storey extension to create an indoor swimming pool with residential accommodation above Site Address : Laurel Bank Farm Glen Helen Road Laurel Bank St Johns Isle Of Man IM4 3NJ

Case Officer : Miss Laura Davy Photo Taken : 17.09.2014 Site Visit : 17.09.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Laurel Bank Farm, Glen Helen Road, Laurel Bank, St Johns which is a large detached dwelling accessed off the Staarvey Road. The application site extends to approximately 1.88 acres and includes the dwelling, detached garage and formal gardens. The applicant also owns the agricultural land surrounding the property, the application and this land extends to approximately 13.3 acres. To the east of the dwelling there is part of the formal gardens, a section of woodland and Laurel Bank House which is in separate ownership.

1.2 The original property was likely to be traditional in design and appearance; however, over time it has had some unfortunate extensions which have resulted in an uninspiring dwelling which is neither comprehensive in design nor appearance.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of an extension to provide additional living accommodation in the form of a swimming pool, steam room and changing facilities with a cinema and master bedroom suite at first floor. The extension would result in a floor area of approximately 410sqm. The extension would be erected off the south west elevation. The proposed extension is quite a significant addition; it would be linear in design and would run parallel with the existing dwelling but would be approximately 12m shorter than the existing dwelling. The main part of the extension would adjoin the original dwelling by a one and a half storey extension which would accommodate changing facilities and steam room at ground floor and utility and bathroom and first floor.

2.2 The extension would be finished with blockwork and smooth render to match the main dwelling and the windows would be u PVC finished with a woodgrain effect. The roof would be finished with reconstituted slate. The north west elevation would have a large area of glazing which would be angled to make the most of the panoramic views.

2.3 The proposed extension is very similar to what was previously approved under PA 04/01125/B, however, this was never implemented and has now expired.

3.0 PLANNING HISTORY

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13 October 2014 14/01046/B Page 2 of 5 3.1 The following previous planning applications are considered to be specifically material in the assessment of the current application:

PA 97/01499/B Alteration and extension to farmhouse replacement garage - approved

PA 98/00684/B Erection of a conservatory - approved

PA 00/00440/B Terracing and landscaping of land - approved

PA 01/02262/B Removal of Manx sod hedge - refused

PA 02/01850/B Swimming pool extension to rear - approved

PA 04/01125/B Swimming pool extension to rear - approved

PA 04/02556/B Excavation of bank - approved

PA 06/01072/R Erection of stables and field shelter - approved

PA 07/02015/B Completion of previously approved works - withdrawn

PA 12/00626/A Application in principle for replacement farm buildings - refused

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 3, Environment Policy 2, Housing Policy 15 and Housing Policy 16 of The Isle of Man Strategic Plan (20th June 2007).

4.2 General Policy 3 Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); c) Previously developed land1 which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); e) Location-dependent development in connection with the working of minerals or the provision of necessary services; f) Building and engineering operations which are essential for the conduct of agriculture or forestry; g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) Buildings or works required for interpretation of the countryside, its wildlife or heritage.

4.3 Environment Policy 2 The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the

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13 October 2014 14/01046/B Page 3 of 5 character of the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential.

4.4 Housing Policy 15 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).

4.5 Housing Policy 16 The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.

5.0 CONSULTATIONS 5.1 Highway Services do not oppose.

6.0 ASSESSMENT 6.1 The application seeks approval for the erection of an extension to the existing dwelling. The main issues to consider in the assessment of the application are the principle of development, the impact upon the character and appearance of the dwelling and the surrounding area and the impact upon the neighbouring properties.

6.2 The application site is within an Area of High Landscape Value or Coastal Value and Scenic Significance which means that it is not zoned for further development. However, there are policies relating to the extension of existing dwellings in the countryside. Housing Policy 15 relates to the extension of traditionally styled properties whereas Housing Policy 16 relates to the extension of non-traditional dwellings or dwellings or poor form.

6.3 The existing dwelling was once a traditional farmhouse but has been unsympathetically extended in previous years, resulting in a much larger dwelling which is no longer traditional in appearance. It is therefore relevant to consider Housing Policy 16 as opposed to Housing Policy 15 of The Isle of Man Strategic Plan.

6.4 The proposed extension takes some influence from the existing dwelling, but incorporates a large area of glazing in the north west elevation which would be angled to take advantage of the panoramic views. The south west elevation is uninspiring as there are limited windows resulting in a bland elevation with little interest, there are windows at first floor but this does little to break-up the expanse of render. This is similar to the south east elevation in that there are no windows.

6.5 Whilst the proposed extension is not of a traditional design it is in keeping with the existing property in terms of its form and appearance. Housing Policy 16 does not consider whether an extension is of a traditional or contemporary design, the main consideration of Housing Policy 16 is the visual impact of the proposed extension and whether the development would increase the impact of the building as viewed by the public.

6.6 The site is visible from the public footpath which is to the north of the site and also from the Staarvey Road and also more distant views from Glen Mooar Mill which is situated on the TT course. To the south west and south east of the dwelling there is a steep rock bank which slopes quite sharply upwards in a south westerly direction providing significant screening of the dwelling when viewed from the Staarvey Road.

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13 October 2014 14/01046/B Page 4 of 5 6.7 Whilst the south west elevation and south east elevation are of limited interest, given the topography of the land these elevations would not be visible from the public thoroughfares and therefore would have limited impact upon the character and appearance of the site. The most visible elevation is the north west elevation, this elevation would be visible from the public footpath which passes adjacent to the north boundary but given that the proposed extension would be read against the existing dwelling and it would be sat adjacent to the existing rock bank it is considered that the proposed development would not increase the impact of the dwelling when viewed by the public. The applicant has also planted some saplings on the northern boundary which once established will further reduce the impact of the dwelling.

6.8 The other consideration is the impact of the proposed extension upon the amenities of the neighbouring properties. The proposed extension would be to the south west of the dwelling which is furthest from the closest neighbouring property Laurel Bank House. It is considered that this property is of a sufficient distance from the application site to not be unduly affected by the proposal.

6.9 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS 7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority, German Commissioners in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

06.10.2014

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.

C 2.

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13 October 2014 14/01046/B Page 5 of 5 All external facing and roofing materials to be used shall match those of the existing building is respect of type size, colour, bond, coursing, jointing, profile and texture.

Reason: In the interests of the character and appearance of the site and surrounding area.

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This approval relates to Drawing Numbers 01, 02, 03 and 04 date stamped 4th September 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : ...9/10/14...

Determining officer (delete as appropriate)

Signed :...C Balmer.

Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management