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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/01425/B Miss Sophie Clark Erection of a porch extension and a detached garage with store over Cronk Moar House Dalby Isle Of Man IMS 3BW Site Address: Miss Melissa McKnight 23.12.2014 23.12.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report 1.0 THE APPUCATION SITE The application site is the curtilage of Cronk Moar House, a two storey detached extended Manx Cottage sited on the southern side of the Main Road, Dalby, Patrick. 1.1 2.0 THE PROPOSAL This application seeks approval for the erection of a porch extension on the front elevation and erection of a detached split level garage that would be built into the bank which would have a store above. 2.1 The porch would project just less than 2.1 metres from the front elevation, have a width of just less than 4.4 metres and height of just less than 3.1 metres. The extension would have a painted render finish, siate tiles to the roof and two sliding sash windows. 2.2 2.3 The garage would be constructed 1 metre east of the main dwelling. The garage has a depth of just less than 6,1 metres, width of just less than 5 metres and height of 5.2 metres. 3.0 PLANNING HISTORY The application site has been the subject of a number of previous planning applications, five of which are considered relevant to the assessment of this current planning application given the level and nature of development proposed and were granted planning application unless otherwise stated: 3.1 PA 11/00630/B: Alterations and first floor extension to dwelling and erection of detached garage with driveway alterations PA 07/02086/A: Approval in principle for the erection of a dwelling with detached garage. This previous planning application was refused on the grounds that the erection of a dwelling as proposed, on land which is not designated for development would be contrary not only to the provisions of the Isle of Man Planning Scheme (Development Plan) Order 1982 but also to the Strategic Policies Ic, 2 and 10, Spatial Policy 5, General Policy 3, Environment Policy 1 and Housing Policy 4 of the Isle of Man Strategic Plan 2007. Page 1 of 4 14 January 2015 14/01425/B

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PA 07/00168/B: Installation of a solar panel on rear elevation. PA 04/02507/B: Demolition and rebuilding of single storey part of dwelling. PA 04/00766/B: Alterations and extensions to main dwelling, creation of a new vehicular access and garage and rebuilding of workshops on roadside opposite. 4,0 PLANNING POLICY In terms of local plan policy, the application site lies within an area identified as being of High Landscape Value and Scenic Significance under the Isle of Man 1982 Development Order. 4.1 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered materially relevant to the assessment of this current planning application: Environment Policy 1 states; "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over­ riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." Environment Policy 2 states: "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: (a) The development would not a harm the character and quality of the landscape; or The location for the development is essential." (b) 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)." 5.0 REPRESENTATIONS 5.1 Patrick Parish Commissioners have no comment regarding the current planning application (14/01/2015). The Department of Infrastructure Highway Services do not oppose the current planning application (05/01/2015). 5.2 6.0 ASSESSMENT As there Is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care 6.1 14 January 2015 14/01425/B Page 2 of 4

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therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditionai properties, the proportion and form of the buiiding is sensitiveiy baianced and extensions of inappropriate size or proportions wili not be acceptabie where these destroy the existing character of the property. 6.2 Firstly it is essentiai to consider the impact of the deveiopment upon the existing character and form of the appiication dweiling and secondly the impact of the deveiopment upon the character and quaiity of the locaiity. The proposed porch wouid be on the front eievation and wouid be visibie in its entirety and it wouid inevitabiy aiter the appearance of the existing dweiiing but not so much that it wiil adverseiy affect the appearance and character of the property. In addition, due to the size and design of the extension, it wouid appear subordinate to the main house and would not adversely affect the character and appearance of the dweiiing as viewed within the iocaiity. 6.3 The garage proposed under this scheme would be slightly taller than a typical garage due to the inclusion of a storage area within the eaves. The garage proposed under the previous scheme had a height of 5.5 metres; 0,3 metres taller than the garage proposed under this scheme. 6.4 6.5 The fact that the garage would be set into the ground would mitigate the impact of the garage as viewed from the public thoroughfare. Differentiating from PA 11/00630/B, the garage under this scheme would be sited closer to the main dwelling and further back from the highway which reduces the impact of overall built and sporadic development on the site. On assessment the design, proportion, form and finish of the garage would be in keeping and appropriate for the site and the street scene. 7.0 RECOMMENDATION 7,1 Overall, it is concluded that the planning application is in accordance with Environment Policy 1 and 2 and Housing Policy 15 of the Isie of Man Strategic Plan 2007 and as such is recommended for approval. 8,0 PARTY STATUS 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; and the Local Authority, Castletown Commissioners in whose district the land the subject of the application sits. 8.1 Recommendation Recommended Decision: Permitted Date of Recommendation: 14.01.2015 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval 14 January 2015 14/01425/B Page 3 of 4

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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 unimplemented planning approvals. This approval relates to Location Plan, Site Plan, Sheet 1/1 and Sheet 1/lB date stamped as received on 15th December 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. Date; 2.0 Decision Made : Permitted Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer '1 Signed :...Ik-.W Jennifer Ch^ce Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management 14 January 2015 14/01425/B Page 4 of 4