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                                                 15/00553/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00553/B Applicant : Mr Patrick Crookall Proposal : Variation of condition one of approved PA 11/00737/B for alterations and extension to dwelling, to extend period of permission Site Address : Cly Ny Mona Ballamodha Straight Ballasalla Isle Of Man IM9 3EL

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report THE SITE 1.1 The site is the curtilage of an existing dwelling situated on the eastern side of the Ballamodha Straight just to the north of its junction with the A34 Ballabaygawne Road. The dwelling has a small cottage to the west and a garage to the north west, all contained within an area roughly 80m by 50m. The buildings sit 200m from the A3 road and are not easily visible therefrom or from the Ballabaygawne Road to the south (A34). The buildings are arranged around a tarmacadam driveway and parking area.

1.2 The main house was once a traditional Manx cottage which has been altered and extended over time such that it is more than twice its original footprint and has none of the proportions or dimensions of a dwelling - the footprint is 8m by 17.5m with an extension of 5m by 14m added to the southern elevation: the traditional cottage has a basic footprint of 5.5m by 11m. There are also large eaves level dormers with horizontally proportioned windows within them on the northern elevation and four smaller dormers on the southern elevation. The windows in the house are a mixture of square, vertical and horizontally proportioned windows, none of which is a sliding sash or half and half format. There is also a balcony on the southern elevation with balustrading and arched headed patio doors beneath.

1.3 There is a detached garage which sits to the north east some 10m away.

THE PROPOSAL 2.1 Proposed is an extension of the initial period of approval for a further period in order for the new owner to obtain Building Regulation approval. No time scale is specified in the application.

2.2 The original application, PA 1100737B proposed the erection of an extension to link the main house to the garage. The accommodation which would be provided is a breakfast/family room, kitchen, utility room and gym with a separate access from the main house to the kitchen without having to go through the breakfast room. The extension is single storey with a slated roof, the walkway access is mostly glazed. The extension will add 149 sq m to a dwelling which currently has around 428 sq m, an increase of around 34%. The extension also brings the garage within the scope of Class 26 of the Town and Country Planning (Permitted Development) Order 2012 which would allow the garage door to be replaced with a window and the garage used as additional living accommodation (64 sq m).

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                                                 15/00553/B
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PLANNING STATUS 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as not designated for a particular purpose and where there is a presumption against development other than as set out in General Policy 3. One of the exceptions included in the detailed policies is the extension of existing dwellings: Housing Policies 15 and 16 provide the advice on this:

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)."

Housing Policy 16 states: "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."

3.2 The house whilst once traditional has lost the proportion and character it may have had and is in almost no way traditional in style or anything else other than its stonework, most of which is arguably not original. As such it is considered that Housing Policy 16 is the appropriate policy in this case.

PLANNING HISTORY 4.1 Alterations were approved to the main dwelling, Cly ny Mona, under PA 99/00502/B. Subsequent to this, permission was granted for the erection of a garage under PAs 02/00911/B and 08/01900/B. More recently planning permission was granted for additional use of the cottage as tourist accommodation - PA 09/02041/C and with a garage/implement store approved under PA 10/01140/B and the creation of wildlife ponds (PA 10/01302/B). Planning permission was sought and granted for the erection of fencing along the entrance - PA 11/00651/B and most recently permission was granted for the extension of the dwelling, PA 11/00737/B which is the subject of this current application for an extension of time.

REPRESENTATIONS 5.1 Malew Parish Commissioners originally did not object to the application but disliked the extensive glazed areas proposed. This was consistent with their stance on the proposed new replacement dwelling at Cronk ny Geayee, Corlea Road (PA 10/01150/B) which was permitted on appeal despite a concern by the Commissioners and the Inspector. They indicate that they have no objection to the current application (08.06.15).

ASSESSMENT 6.1 The previous application was considered to be acceptable as the dwelling is no longer fully traditional and can only be seen from a distance. The proposed extensions were not considered to be perceivable from the public perspective and would not add to the visual impact of the existing buildings which are far taller and larger than the proposed extension which links two existing structures. As such the proposal was complied with the provisions of Housing Policy 16. The property has been extended significantly over time and no longer has the traditional proportions it once had. The proposed extension was considered to be visible only from a substantial distance and whilst there will be significant areas of glazing, the profile of the glazed elevation was deemed sympathetic to the overall complex and as such it was considered that this will not look out of place in the landscape. The application was approved.

6.2 The policy base for the consideration of this application has not changed since that decision: whilst the Area Plan for the South has been adopted, this does not change the land use designation for the site and the Strategic Plan provisions are still as they were in 2011. AS such, it is considered that the original decision is still in line with current policy and is

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                                                 15/00553/B
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acceptable and as such the condition should be varied with the effect that the permission remains valid for a further period of four years.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.06.2015

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 P-01, P-02, P-03, P04 and P-05 all received on 19th May, 2015.

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 : 25.06.2015 Determining officer (delete as appropriate)

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                                                 15/00553/B
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Signed :...J CHANCE...

Jennifer Chance

Head of Development Management