DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01098/B Applicant: Mr Chris & Mrs Harriet Hancox Proposal: Alterations, removal of chimney and erection of extension Site Address: Ballahowin Orrisdale Kirk Michael Isle Of Man IM6 2HP Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.12.2021 _________________________________________________________________

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. Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 16 and Environment Policy 1 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the Design Statement, and Drawing Nos. 2108A/01, 10-00, 10-01, 1002, 12-00, 12-01, 12-03, 12-04, and 12-05, received 15 September 2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of Ballahowin, an existing dwelling situated in mature landscaped grounds on the north eastern side of the Orrisdale Road, Kirk Michael. Access into the site is through a heavily hedged curved driveway which, together with the trees and shrubs, completely screen the dwelling from the public highway.

1.2 The main house is set back from the road by 80m. Beyond that there is a planted garden and two small paddocks with three stable type buildings. Beyond this there are fields to the northern side of the highway, but again these are well screened from the public thoroughfare by existing sod banks and shrub planting.

2.0 THE PROPOSAL - 2.1 The application seeks approval for alterations, removal of chimney and erection of extension. - 2.2 The proposed works would include:

• i. Removal of the existing Double garage and erection of a pitched roofed extension in its place with a chimney stack on either gable wall. This extension has the appearance of a Manx cottage. This extension would be 11m long, 6.4m wide and 5.6m high to the roof ridge (3m to the eaves). This extension which would have its roof finished in natural slate tiles to match the existing roof finish on the house would also have a frameless ridge rooflight centralised on its roof ridge. The external walls would be finished in painted smooth render to match the main dwelling. All the new windows and doors would be finished to match the existing on the house.
• ii. Removal of chimney stack on the roof of the central core of the building where the front porch exists.
• iii. Creation of a frameless ridge rooflight over existing kitchen and dining area which would be modified to become an entrance hall and playroom.

2.3 The applicants have provided a Design Statement which articulates the justifications for the scheme, as well as the sensitive design choice to ensure the scheme fits within the site context. They have also provided supporting statements for the appearance, layout, materials, flood risk, and sustainability. The Statement clearly articulated that the scheme would not impact on any tree on site and the works would not result in alterations to the access.

3.0 PLANNING POLICY - 3.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. The site is not within a Conservation Area and there are no protected trees on site, although the site abuts a Registered Tree Area with the site entrance within a Registered tree area. A greater proportion of the site area is not within a flood risk area, although the entire eastern boundary and parts of the southern boundary are classified as being susceptible to high likelihood of surface water flood risk on the Isle of Man Indicative Flood Maps. - 3.2 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However, given that there is an existing dwelling on the site, it is relevant to consider Housing Policy 16 which makes provision for extensions to non-traditional properties in the countryside.

• 3.2.1 Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.

3.3 Since the site has an established residential use and is within a location with existing properties, it would also be relevant to consider the general standards of development as set out in General Policy 2.

• 3.3.1 General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;

• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.

3.4 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 overriding 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.

3.5 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Whilst not adopted planning policy, DEFA's Residential Design Guide (2021) is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions. It is envisaged that separate guidance will be provided for dwellings in the countryside, although some of the broad principles set out within this document may still be relevant to such proposals". The guidance includes mention of chimneys as follows: - 4.2 Section 5.1: Chimney Stacks and Flues "5.1.1 Chimneystacks make an important contribution to the character and appearance of dwellings, the street scene and the skyline. They are also often particularly important feature of many dwelling designs which as well as being functional, provide interesting and distinctive patterns in the roofline often making a positive contribution to the particular quality and general appearance of an area.

• 5.1.2 Extensions and roof alterations should avoid the loss of a chimneystack that positively contributes to the dwelling's character and appearance. The Department encourages, wherever practical, the retention of prominent chimneystacks to traditional/period properties, which add to the character and quality of the street scene, especially where the individual property is within a Conservation Area."

5.0 PLANNING HISTORY - 5.1 The application site has been the subject of a number of previous planning application some of which are considered to be materially relevant to the current application:

5.2 PA 96/00103/B for (A) Alterations to dwelling, and (B) erection of an agricultural building, Ballahowin, Orrisdale Road, Kirk Michael - approved. - 5.3 PA 98/00861/B for extension to dwelling, Ballahowin, Orrisdale Road, Michael approved. - 5.4 These applications have enabled the creation of the current building form which the current application seeks to further alter.

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

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they do not oppose in a letter dated 1 October 2021. - 6.2 Kirk Michael Commissioners have stated that they have no objection to the application in a letter dated 7 October 2021. - 6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The principal issues to consider in this case are whether the proposed alterations and extension will have any adverse visual impacts on the existing dwelling, and if there would be any impacts upon the visual amnesties of the countryside. It is not considered that there would be any adverse impacts on neighbouring amenity given the nature of the proposed works, the mature landscaping on the boundary of the application site, and the separating distance between the property and its nearest neighbour 'Rheynn Sloo' situated about 155.9m west of the application building. - 7.2 IMPACT ON THE CHARACTER AND APPEARANCE OF THE EXISTING DWELLING

• 7.2.1 The proposed extension respects the proportion, design and form of the existing dwelling and would appear as a fitting addition to the main dwelling. Whilst its traditional form would be somewhat different from the basic form of the existing dwelling, its traditional appearance and material finish would offer an improved appearance over the double garage that once formed this part of the dwelling. It is also considered that the positioning of the roof ridge 300mm lower than that of the existing dwelling, together with the nature of the site topography which places the extension at a ground level about 600mm lower than the main dwelling will serve to keep the extension subordinate.
• 7.2.2 In the same vein, the positioning of the roof does not break the stepped appearance which is a key feature of the dwelling which has various stepped roof levels that somewhat shows the subordinate nature of extensions added over time. As well, the positioning of the extension at the position of the existing double garage with width matching that of the existing garage would ensure that the scale of the dwelling is not increased when viewed from the surrounding area (although it should be noted here that there would be no views attainable from Orrisdale Road due to the density of mature landscaping around the site boundary. Therefore, it is not considered that the proposed works would detract from the key features of the dwelling or increase the scale of the dwelling when viewed from the surrounding countryside.
• 7.2.3 In relation to the removal of the chimney stack; it is noted that chimneys can play an important role in the overall design and character of the street scene and to lose chimneys in some areas can result in a detrimental impact upon the visual amenities of the street scene and upset the appearance of the locality. However, in this case the property would still retain

• one of the two stacks on the roof plane with two new chimney stacks added to both gable walls of the new extension. Besides, the chimney stack to be removed is concealed from public view (it is not readily visible due to its siting of the property enclosed by mature landscaping). Accordingly, this aspect of the proposal is considered acceptable.
• 7.2.4 Based on the forgoing, it is considered that the proposed works would comply with HP 16 which requires that extension to non-traditional dwellings in the countryside do not increase the impact of the building as viewed by the public.

- 7.3 POTENTIAL IMPACTS UPON THE SURROUNDING COUNTRYSIDE

• 7.3.1 The proposed works would alter the appearance of the existing property when viewed from the front elevation. Albeit, the changes would be at a positions on the property where there would be no views from the nearby highways or the surrounding countryside. As well, the proposed scheme would not result in the loss of any surrounding tree or impact on any tree on site, and as such it is considered that the development would not cause harm to the visual amenity of the locality or surrounding countryside. Accordingly, it is considered the proposal is acceptable and would not adversely affect the countryside or harm the character and quality of the landscape and therefore comply with EP 1.
• 8.0 CONCLUSION

8.1 For the reasons set out above, the proposed development is deemed acceptable and is concluded to accord with the provisions of Housing Policy 16 and Environment Policy 1 of the Isle of Man Strategic Plan 2016. - 9.0 INTERESTED PERSON STATUS

9.1 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.

9.2 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 : 15.12.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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