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                                      21/00385/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00385/B Applicant : Mr Lee McCarthy Proposal : Erection of a single storey extension to the rear elevation Site Address : Ballachrink Farm Dalby Isle Of Man IM5 3BN

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.06.2021 __

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 application accords with Housing Policy 15, Environment Policies 1, 2 and 3 of the Isle of Man Strategic Plan 2016 as well as the principles set out in the Residential Design Guidance 2019.

Plans/Drawings/Information; The approval relates to drawing numbers 01 and 02, 3 x existing floor plans, 3 x proposed floor plans, existing elevations and proposed elevations all received 13/04/2021. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

DOI Flood Risk Management __

Officer’s Report

THE SITE

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                                      21/00385/B                                     Page  2  of  4

1.1 The application relates to an existing detached residential property known as Ballachrink Farm, Dalby. The existing traditional dwelling sits on the northern side of the road. It has a typical Manx two storey cottage frontage which faces towards the road. The rear elevation is not visible from public view and the sloping topography means it is three storey with a lower ground floor conservatory positioned central to the rear.

PROPOSED 2.1 Approval is sought for the replacement of the hipped conservatory with a new rear extension covering the full width of the lower ground floor. The proposed extension is to be a contemporary flat roof predominantly glazed structure measuring 10m long x 6.5m wide x 3.4m tall.

PLANNING HISTORY 3.1 There have been a number of previous applications submitted for the site, three relating to the house itself and include replacement windows, the installation of rear dormers and PA 95/00571/B for the original approval of the conservatory.

PLANNING POLICY 4.1 The application site is designated as woodland on the 1982 Development Plan and also within an AHLV. There is a general principle against any development in the countryside including that which would result in any adverse harm to any trees in a designated woodland area. Given the nature of the site and the existing dwelling Housing Policy 15 and Environment Policies 1, 2 and 3 would be most relevant in the assessment of the application, and consideration will also be given to the principles of residential development set out in the Residential Design Guidance 2019.

4.2 Housing Policy 15: 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).

4.3 Environment Policy 1: "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."

4.4 Environment Policy 2: "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 harm the character and quality of the landscape; or (b) the location for the development is essential."

4.5 Environment Policy 3: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."

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                                      21/00385/B                                     Page  3  of  4

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Patrick Commissioners - no objection (19/06/2021).

5.2 Department of Infrastructure Highway Services - no interest (18/06/2021).

5.3 Department of Infrastructure Flood Risk Management - No interest (20/05/2021).

5.4 No comments received from neighbouring properties.

ASSESSMENT 6.1 The size of the predominantly glazed extension remains subordinate to the main house and does not overwhelm the rear elevation, its contemporary finish presents a welcomed contrast to the main house. The size, scale and design of the extension coupled with its positioning to the rear where it has limited public view and limited impact on the principle elevations and views of the dwelling results in a level of development which is considered to be acceptable and not to harm the character and appearance of the original house in respects of Housing Policy 15.

6.2 The extension is to sit on an area directly adjoining the house and where already sits an existing conservatory. The siting is far enough away from the substantial cluster of trees surrounding the north eastern side of the side as to not result in any significant adverse harm on the woodland area. The containment of the works within the site also helps to limit any visual adverse impacts on the surrounding countryside and AHLV in line with Environment Policies 1 and 2.

RECOMMENDATION 7.1 It is considered that the proposed works would have an acceptable impact on the existing traditional property and would not result in any unacceptable harm to the woodland area or surrounding countryside and AHLV. The application therefore complies with Housing Policy 15 and Environment Policies 1, 2 and 3 as well as the principles set out in the Residential Design Guidance 2019.

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 above who should be given Interested Person Status __

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                                      21/00385/B                                     Page  4  of  4

I can confirm that this decision has been made by a Principal Planner 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: 23.06.2021

Determining officer

Signed : J SINGLETON Jason Singleton Principal Planner

Customer note

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