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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00753/B Applicant : Mr & Mrs Timothy Johnston Proposal : Erection of rear Utility Room extension and side external boiler store to dwelling ite Address : Staward Farm House Sulby Isle Of Man IM7 2BA

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.08.2021 __

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. It is considered the proposals would comply with HP15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1.

Plans/Drawings/Information; This decision relates to documents and drawings 00 & 01 all received on 21.07.2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The application site is the main farmhouse building within the grounds of Staward Farm, Sulby Claddagh, Sulby. The wider site is a group of buildings consisting of the main, two storey farmhouse and, a pair of semi-detached holiday cottages to the east of a green area and an outbuilding to the northern part of the site. There are a number of large trees within the wider site including two directly to the rear of the proposal building.

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2.0 PROPOSAL 2.1 This application seeks approval for the erection of rear utility room extension and side external boiler store to dwelling.

3.0 DEPARTMENT POLICIES 3.1 The site is not zoned for any particular use as per the Sulby Local Plan 1998, and is within an area designated as Private Woodland. Under the 1982 Development Plan it is also within an Area of High Landscape or Coastal Value and Scenic Significance. The site is not within a Conservation Area.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:

3.3 Environmental 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."

3.4 Environment Policy 3 states: "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."

3.5 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)."

3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside

4.0 PLANNING HISTORY 4.1 There are a number of previous planning applications in association with the site; however, none are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Highway Services make the following comments (28.06.2021): "No Highway Interest".

5.2 Lezayre Parish Commissioner recommend a refusal on the following grounds (13.08.2021); "The small extension could be located elsewhere on the property (at the back). The Commissioners wonder what type of boiler is being installed. Oil? Will this be obsolete soon? Should a greener heating system be considered? The additions are out of character on the building which is over 3 centuries old."

6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling.

Potential visual impact of the development upon the landscape and individual dwelling

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6.2 Currently, the dwelling well screened from public views, given its setback position from the closest public highways, but also give the significant landscaping/wooded area in and around the site.

6.3 The existing property is traditional in form and appearance and it is considered HP 15 requires consideration.

6.4 In terms of the size increase the proposed extensions would have a floor area of approximately 14sqm. The existing dwelling has a significant greater floor area and therefor the proposed works would be far less than the generally permitted 50% threshold as stated within HP 15.

6.5 In terms of the proportion, scale and form of the proposal, the proposals are more contemporary in form, having a more modern flat roof. However, the works are to the rear of the property, small in scale and infilling between existing rear outlets. Further, a more traditional extension would impact upon the existing windows above (would like require to be removed). Further the works are not apparent from any public views. It is considered the proposals would appear as a subordinate extension,

6.6 Due to these reason; this it is considered it would be difficult to argue that the proposal would adversely affect the countryside or harm the character and quality of the landscape as per the requirements of Environment Policies 1. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15.

7.0 CONCLUSION 7.1 The majority of the proposals would not be apparent from public views given they are set to the rear and behind the main dwelling house. It is considered the proposal would appear as a subordinate extension, well designed extension, while still allowing the main dwelling house being the main aspect within the site.

7.2 Overall, it is considered the proposals would comply with HP15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 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. __

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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: 26.08.2021

Determining officer

Signed : J SINGLETON Jason Singleton Principal Planner

Customer note

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