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                                      13/00828/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 13/00828/B Applicant : Mr Colin Mowle Proposal : Alterations and extension to dwelling Site Address : Cronk-Ny-Shee Cordeman Road St Marks Ballasalla Isle Of Man IM9 3AJ

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.08.2013 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

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 alterations and extension shown in drawings 1, 2 and 3 all received on 15th July, 2013 and the development must be undertaken in accordance with these drawings.

Plans/Drawings/Information;

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Interested Person Status - Additional Persons

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Officer’s Report

THE SITE

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1.1 The site is the residential curtilage of an existing dwelling, Cronk ny Shee which is situated to the north of the Bayauyr and to the west of the Cordeman Road. The dwelling is a former barn which was converted in 2002 (see Planning History) and has outbuildings in an L shape to the north, within the curtilage. Access is from the Cordeman Road. To the south is Upper Cordeman Farm, the house with which the application property was originally associated before being converted and separated therefrom.

1.2 The existing dwelling is very simple in form and finish with only a small chimney which provides a hint of the residential status of the property. The building is in a courtyard arrangement with some large glazed areas which belie the residential use but from the public view from some distance away the property still resembles barns.

THE PROPOSAL 2.1 Proposed is a single storey extension on the southern elevation to provide a living room. The extension will be mostly glazed with a slated roof and stone plinth which sits alongside an existing stone walled patio. The extension would be 4.8m by 5.6m in area and 4.8 to the ridge.

PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the Southern Area Plan as Open Space, not designated for any particular purpose. The site lies within an area of Incised Slopes on the Landscape Character Appraisal where the following is identified for consideration: "The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities. Key Views include distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons and open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views."

3.2 The property was created through the conversion of a former barn. As such it is relevant to consider the policy advice which would have applied to that development. At the time of that application, Planning Circular 3/89 would have been the prevailing policy, now superseded by Housing Policy 11. Both policies include a provision that once converted, further extensions will not be permitted. HP 11 states "Further extension of converted rural buildings will not usually be permitted since this would lead to loss or reduction of the original interest and character."

PLANNING HISTORY 4.1 Planning permission was granted for the conversion of the barns to living accommodation under PA 02/00988. The additional outbuildings were permitted for conversion to ancillary accommodation, garaging and recreation facilities in association with the application dwelling under PA 03/00040. The conversion was subject to amendments under PA 03/00164. A wind turbine was approved under PA 05/92138 (which has since fallen down).

REPRESENTATIONS 5.1 Malew Parish Commissioners indicate that they do not oppose the application.

5.2 Manx Electricity Authority request consultation regarding existing services on the site. There is no indication that these are overhead and as such this is not a material planning concern in this case.

5.3 Highways Division indicate that they do not object to the application.

ASSESSMENT 6.1 The proposed works will not significantly change the character of the property which is the main concern. It will add an element of domesticity to the building. However, it already sits

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within a residential curtilage and has lost a little of its agricultural feel through low walling and gardens.

6.2 As such, it is not considered that the works would undermine the character of the property such that the proposed works would be contrary to the spirit of HP11 and as such the application is recommended for approval.

PARTY STATUS 7.1 The local authority, Rushen Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

7.2 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case.

7.3 Manx Electricity Authority does not raise material planning considerations and as such should not be afforded party status in this case. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 13.08.2013

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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