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The application site represents the curtilage of Ballig Farm House, Glen Helen Road, Ballaspur, St Johns, German, a traditional cottage situated to the west of the road being set down in height from the highway. To the north of the property is an adjacent dwelling and to the south are a number of outbuildings. The front elevation of the dwelling faces west onto a relatively large garden area.
This application seeks approval for alterations and extensions to the property. The existing lean to structure to the south side elevation would be replaced with a two storey extension which would represent a continuation of the existing roof line of the building. To the front (west) elevation, the existing uPVC conservatory would be replaced by a sun room.
The application site is located within an area identified by the 1982 Development Order as being an area of private woodland or parkland which is in a wider area of High landscape or Coastal Value and
Scenic Significance. Within the adopted Isle of Man Strategic Plan, the following policy is considered to be relevant:
Housing Policy 15, which 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).
PLANNING HISTORY The following previous planning applications are considered relevant in the assessment and determination of this application: 03/00057/A sought approval in principle for the erection of an agricultural retirement dwelling. This was refused at appeal.
05/00471/B sought approval for the conversion of an existing two storey barn into a dwelling including demolition of a lean to beam and pole barn and extension to the barn to one side including raising ground level at the vehicular entrance off the A3 road. This was permitted.
06/00027/B sought approval for the erection of a day room extension on approved conversion of barn to a dwelling. This was approved. REPRESENTATIONS German Parish Commissioners do not object to this application. The Department of Transport Highways Division does not oppose this application. The Manx Electricity Authority comments on the presence of electricity cables in the area.
The main issues to be assessed in the determination of this application are whether the proposed extensions would comply with the provisions of Housing Policy 15 in terms of size and proportion, form and appearance.
The increase in floor area that would be created by the proposed extension would fall below the 50% "cap" set out by Housing Policy 15. Much of the new built form would replace existing parts of the dwelling and as such the increase in floor area would result only from the upper floor of the side extension. It is judged that the proposal accords with Housing Policy 15 with regard to the additional floor area that would be created.
Housing Policy 15 also requires extensions to traditionally styles properties to respect the proportion, form and appearance of the existing property. The removal of the existing uPVC conservatory and its replacement with a sun room with a pitched slate finished roof is considered to be an improvement to the front elevation of the property.
Public views of the front (western) elevation of the property are not possible from the A3 road to the east and as such the impact of the proposals as appreciated by the public would be confined to views of the south (side) elevation and the east (rear) elevation of the building. From these vantage points the proposed extension would not appear overly dominant and would follow the form of the existing property.
Overall it is judged that the proposed extensions and alterations are acceptable as they are sympathetic to the property so as not affect the amenities of the countryside.
RECOMMENDATION
Permit.
15 July 2009
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
German Parish Commissioners The Department of Transport Highways Division
Accordingly the following parties are not granted Interested Party Status:
The Manx Electricity Authority
Recommendation Recommended Decision: Permitted Date of Recommendation: 15.07.2009
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
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to alterations and extensions to Ballig Farm House, Glen Helen Road, St Johns, German as shown by 09/01/01 and 09/01/02 received 20th April 2009.
The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made: Permitted Date: 24. July 2009 Signed: __________________________ Senior Planning Officer
15 July 2009
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