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The application site forms part of the residential curtilage of Thie Dhrynane, Maughold, which is located on the eastern side of the Maughold Village and west of Maughold Church. The existing property is a traditional two storey property.
The application seeks approval for a single storey side extension to the southern elevation. The proposal would have a tradition form, with pitched roof above, but with large amount of timber glazed frames along all three elevations. The proposal would have a side projection of 4.3 metres, a width of 3.9 metres and a ridge height of 3.6 metres.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being "white land" not zoned for development; being within Maughold Conservation Area, but also within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:
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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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 character of the landscape will be the most important consideration unless it can be shown that:
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 well permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
The following planning application is considered relevant in the assessment and determination of this application:
Maughold Commissioners have no objection but make the following observation:-
"The Commission notes that the proposed sunroom will reduce the distance between the applicant's dwelling and the operations conducted on the adjacent farm. The maintenance of this distance has previously been a concern of the applicant. Any consequent reduction in the distance between the domestic dwelling and the curtilage of the farm must not be allowed to influence of prejudice normal agricultural operations carried out on the farm."
Highways Division have no objection:-
"Has no traffic management, parking or road safety implications."
The Water and Sewerage Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owner/occupier of White Rigg, Church Road, Maughold has objected to the application which can be summarised as; impact upon the form of the traditional property in a conservation area; previous applications on my land have been refused on the grounds of impacts upon applicants amenities; and the proposal would increase living accommodation closer to the farmyard, detrimental to the workings of the farm.
The starting to point is the consideration of Housing Policy 15 which indicates that 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. The policy goes on to indicate that only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.
The proposal equates to a 10% increase over the existing floor area. Consequently the proposal would be well below the 50% threshold and therefore from this aspect the extension would be acceptable.
In terms of design, the proportion and form of the extension would be in keeping with the existing traditional property. The timber framed glazing again would be appropriate in this location.
For these reasons it is considered the proposal would comply with Housing Policy 15 of the Isle of Man Strategic Plan.
In terms of the proposed extension and the impact upon the Conservation Area, Environment Policy 35 needs consideration. This policy indicates that the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
The proposal would be sited in a position which would limit the visual appearance of the extension from public view. Furthermore, the design and height being in keeping with the visual amenities of the existing traditional property will ensure the proposal would not adversely affect the character and quality of the existing property.
The Conservation Officer has considered the scheme and has no objection.
Overall, for these reasons it is considered the proposal would preserve the character or appearance of the Area complying with Environment Policy 35 of the Isle of Man Strategic Plan.
There are concerns of the neighbouring farm owner that the proposal would provide living accommodation which would be encroaching upon the adjacent working farm. This concern is raised as previous applications when the adjacent farmer wished to alter and extend an redundant farm building adjacent to the boundary with the application site, the now applicants objected to the proposal on the grounds of impact upon their residential amenities. The first application (07/00769/B) was refused on the grounds that proximity and the use of the proposed altered and converted barn would unacceptable to the residential amenities.
However, a second application (08/00512/B) was submitted and approved which proposed erection of a roof to outbuilding and creation of a gateway. This was approved and allowed the existing outbuilding, which was to form part of the alteration and conversion of the previous application to be re-used for agricultural purposes.
A condition was attached by the Minister following a Planning Appeal, which required the land between the barn and the boundary of the now applicants (Dhrynane House) to be used for
agricultural purposes, but only for a 3 year period (expires 5th November 2011) so that a further assessment regarding the potential impacts upon residential amenities can be determined.
The applicants are aware of this condition and the current use of the working farm adjacent to their dwelling. This was raised as the last appeal (08/00512/B) when the Inspector states:-
"Residents of Dhrynane House, when buying this property, would have known their garden was adjacent to farm land, and in particular very close to agricultural buildings and a working farm yard."
It should be noted the current proposed scheme has no adverse impacts upon the adjacent farm. The question is whether the proposed sun room extension would prejudice the use of the adjoining working farm.
The proposed modest breakfast room would be approximately 12 metres from the boundary with the neighbouring farm (Baldromma Mooar Farm). The proposal would have no adverse impacts upon the residential amenities of the occupants of Baldromma Mooar Farm. Consequently, whilst the proposal would result in living accommodation towards the working farm, it is not consider the amount of accommodation proposed would significantly prejudice the operations of the working farm anymore that what currently exists (i.e. a residential property adjacent to the farm).
Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold Parish Commissioners The Water and Sewerage Authority
The owner/occupier of White Rigg, Church Road, Maughold (owner of Baldromma Mooar Farm)
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 03.03.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 extension to side elevation as proposed in the submitted documents and drawing R/7111/1A all received on 25th January 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 4/3/11
Signed : [Handwritten signature] Senior Planning Officer
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