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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00665/B Applicant : Mr Quin Lovis Proposal : Erection of a link extension from main dwelling to cottage Site Address : The Cronk Smeale Road Andreas Isle Of Man IM7 4JA

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 26.07.2021 __

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 works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with Environment Policy 1.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings 431-02 received on 17th June 2021 and 431-01 received on 1st July 2021.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of The Cronk, a large two storey traditional Manx dwelling located to the eastern side of the Smeale Road within the parish of Andreas. Within the site is also a number of outbuildings, but also the original farmhouse which was associated with

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Cronk Farm. This is also a two storey traditional Manx dwelling. This is located to the south of the more recently constructed dwelling (built approximately in the late 1980's) known as 'The Cronk'.

1.2 The site is accessed via a private concrete lane that travels in an easterly direction from the Smeale Road for over half a mile. The lane provides access for The Cronk, agricultural fields and Thie Dhowin Cottage, albeit this property is located at the junction of Smeale Road and the private lane.

2.0 THE PROPOSAL 2.1 This planning application seeks approval for the erection of a link extension from main dwelling to cottage. The extension would be sinde storey and would have a lean to styled roof.

3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications; however, only the following are considered relevant in the determination of this application: o Alterations and erection of extension - 17/00705/B - APPROVED

o Conversion of existing cottage to office and self-contained living accommodation, together with associated link and side sun room extension (comprising amendments to PA 06/02017/B) - 16/00291/B - APPROVED

o Extensions to dwelling to form sun lounge, utility, link and gymnasium - 06/02017/B - APPROVED. This application proposed a similar sized extension to what was approved under 16/00291/B, albeit the sunroom design differed. It should be noted this application is still extant given other works (rear extension to main dwelling house) proposed under this application have been undertaken.

o Erection of a new dwelling and refurbishment of existing dwelling and garage - 88/00080/B - APPROVED

4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area not designated for development under the Isle of Man Development Plan. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance or within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application:

4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 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

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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."

4.5 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)."

4.6 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains one policy that is considered materially relevant to the assessment of this current planning application:

Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highway Services (01.07.2021): " Highway Services note the amendments uploaded on 1 July 2021 and continue to have no highway interest in this proposal. 01.07.2021"

5.2 Andreas Parish Commissioners do not object (24.06.2021).

6.0 ASSESSMENT 6.1 The principal issues to consider in the assessment of the application are; the principle of the extensions; the impact upon the character and appearance of the property; the percentage increase in terms of floor area; and the impact upon the character and appearance of the area in general.

6.2 The existing properties on the site are not especially apparent from pubic views, given the topography of the site, significant landscaping in the surrounding area and along the south and western boundaries of the site and given the dwelling being set a substantial distance from any public highways. However, merely arguing that development is not wholly visible from public views, does not give an automatic justification for the relaxation of policies relating to new development.

6.3 In terms of Housing Policy 15 this states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.

6.4 In terms of the size of the extension the proposal has a floor area of 58 square metres. This equates to a percentage increase of 9% (total floor area of both dwellings (167.7+479.8=647.5 sqm) once the extensions are completed. Accordingly, this proposal does not go beyond the generally permitted 50% threshold. However, further consideration should be taken, including the design and appearance of the proposed extension and whether the works would be appropriate for the character and appearance of existing dwelling and the countryside setting. This proposal would be one of the smaller extensions that has been approved on this site (various linked extensions approved).

6.5 The design of the extension in terms of its proportion and form are of a traditional appearance, form, design and finish. Overall it is considered the design, size, proportion, form and finishes of the extensions would be appropriately designed and finished extension which would be beneficial to the character and appearance of the existing traditional properties. The proposal would also be a subordinate form of development given its overall size and design. Accordingly, for

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the reasons given it is considered the proposal complies with Housing Policy 15 and Environment Policies 1 of the IOM Strategic Plan.

7.0 CONCLUSION 7.1 The works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with Environment Policy 1. It is recommended that the application be approved.

8.0 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 __

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 : 05.08.2021

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.