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                                      21/00382/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00382/B Applicant : Mr Francis Killeen Proposal : Alterations and erection of rear extensions to property Site Address : Cronk Froy Knock Froy Road Santon Isle Of Man IM4 1JD

Principal Planner: Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.05.2021 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The alterations and extensions are considered to comply with the objectives of Housing Policies 15 and 16 and Environment Policy 1 of the Strategic Plan.

Plans/Drawings/Information;

This decision relates to drawings 1, 2, 3 and 4 all received on 8th April, 2021.

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Interested Person Status - Additional Persons

Department of Infrastructure's Flood Risk Management Division is a Government Department which has raised material issues and as such should be afforded Interested Person Status in this case.

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                                      21/00382/B                                     Page  2  of  3

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling which sits to the east of the A5 Castletown Road off a minor road which leaves to Knock Froy Farm but which also serves a number of properties along the way including the application dwelling and its neighbour, High Bank. Both properties have been subject to significant alterations and extensions, High Bank having been rebuilt in a slightly different location.

1.2 The application property, Cronk Froy is a symmetrical arrangement of conjoined elements which combine in a small courtyard of pitched roofed, single and two storey buildings which provide a three bedroomed dwelling.

THE PROPOSAL 2.1 Proposed is the extension of the property on the rear/south eastern elevation in the form of a two storey annex on each side of the existing projecting annex with alterations to the glazing in the existing element, creating larger areas of glazing on both floors. The two extensions will be flat roofed.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the East (2020) as not for a particular purpose. The site is not in a Flood Risk Area nor a Conservation Area and none of the buildings on or trees on the site is Registered. On the Town and Country Planning (Development Plan) Order 1982 the site lies within an area of High Landscape Value and Scenic Significance although the Area Plan for the East revokes this landscape classification and instead introduces the Landscape Character Area (a classification system which replaced the Areas of High Landscape or Coastal Value and Scenic Significance in the East) of Incised Inland Slopes.

3.2 There is a presumption against development in such areas as set out in General Policy 3 and Environment Policy 1 which protects the countryside for its own sake (Environment Policy 2 applies to areas of High Landscape Value and Scenic or Coastal Significance and raises the protection of the quality of the landscape as the most important consideration although this classification was removed in the Area Plan) although there is provision within Housing Policies 15 and 16 for the extension of rural dwellings outwith areas designated for development.

3.3 HP 15 applies to traditional properties and HP 16 to those which are not traditional or those or poor form. The existing house falls some way between the two with traditional elements but arranged in a rather more untraditional manner and with some modern elements such as flat roofing and two storey annexes which do not follow the vernacular form or scale. Both policies seek to protect the countryside by limiting extensions to those which complement the existing and which do not increase the visual impact of what exists, as viewed by the public.

PLANNING HISTORY 4.1 There have been a number of planning applications on the site, the most relevant in the assessment of the current application are 04/02503/B for the construction of a replacement dwelling Cronk Froy with integral garage and most recently 12/00578/B for the conversion of existing studio/store above existing garage to create additional ancillary living accommodation with additional use for tourist accommodation. 17/00999/B proposed the most recent alterations and extensions to the property.

REPRESENTATIONS 5.1 Highway Services have no highway interest in the application (10.05.21).

5.2 DoI's Flood Risk Management Division state that there is no flood risk interest in the application (11.05.21).

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                                      21/00382/B                                     Page  3  of  3

5.3 Santon Parish Commissioners were consulted on 27.04.21 but have not commented to date.

ASSESSMENT 6.1 The issue in this case is whether the proposed alterations and extensions would have any adverse impact on the character and appearance of the countryside as set out in Housing Policies 15 and 16 and in assessing this it is relevant that the only public view of the rear elevation of the property is from Knock Froy Road which is a lightly trafficked route which leads only to those properties served by it and is not a through route. From here one obtains an angled view of the property and where High Bank is more prominent. From here the flat roofed elements will be visually absorbed into the backdrop of the existing house and are not considered prominent or visually unacceptable. Similarly, the alterations to the glazing will not be significant.

CONCLUSION 7.1 The alterations and extensions are considered to comply with the objectives of Housing Policies 15 and 16 and Environment Policy 1 of the Strategic Plan.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status. __

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 : 28.05.2021

Determining officer

Signed : S BUTLER Stephen Butler

Head of Development Management

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.