DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Applicant: Mr Alan & Mrs Pam Long Proposal Alteration and erection of a two storey extension to provide ancillary living accommodation Site Address Ballacoraige House Cronk Road Ballaugh Isle Of Man IM7 5AT Case Officer : Mrs Vanessa Porter Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 25.07.2022

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.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 20th April 2022:

• o Drawing No.L/1119/2A
• o Drawing No.L/1119/21
• o Drawing No.L/1119/20(A) ___________________________________________________________________________

Interested Person Status

Additional Persons None

___________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Ballacoraige House, Cronk Road, Ballaugh which is a detached property situated to the West of Cronk Road.

1.2 From the front elevation the property is traditional in appearance but over time has received several extensions which means that the rear is no longer traditional. THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the existing conservatory and erection of a two storey extension to the South elevation. - 2.3 The application does not propose the removal of any trees or the alteration/creation of a vehicular access. PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as "Not zoned for a particular purpose" on the 1982 Development Plan - North Map. The site is not within a Conservation Area, nor a Flood Zone.

4.2 In terms of the Strategic Plan (2016), paragraph 8.12.2 states, "As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside". - 4.3 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which states (in full), "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)" and Housing Policy 16 due to the non-traditional parts of the property, which states (in full), "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." - 4.4 There are a number of other relevant policies, as summarised below.

• - General Policy 2 sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation including design (respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them), wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety.
• - General Policy 3 of the Isle of Man Strategic Plan 2016 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings.
• - Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances.

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the application and have no Highways Interest. (5.5.22)

5.2 No comments has been received by Ballaugh Parish Commissioners at the time of writing this report. ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - principle of design/impact
• - impact on highways
• - impact on neighbours
• - other matters

- 6.2 PRINCIPLE OF DESIGN/IMPACT

• 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in Environment Policy 3. However, with Housing Policy 15 & 16 the supporting text clearly allow for residential extensions in the countryside where they would not detract from the countryside which, in the case of the extension of traditional buildings, they should respect the proportion, form and appearance of the existing property.
• 6.2.2 The property due to its location upon the streetscene, generally only has two public vantage points, one when facing directly upon the main road to the front of the property and when travelling South to North along Cronk Road, of which both of these viewpoints will be at speed.
• 6.2.3 From the South elevation of the property, due to the many extensions the property has had over the years, Housing Policy 16 would be the most relevant Strategic Policy and from the front of the property where there is very much still a traditional appearance to the property bar, the window fenestration, the most logical Strategic Policy is Housing Policy 15.
• 6.2.4 Due to where the proposed two storey extension is to be situated upon the Southern elevation, the impact on the property and the overall streetscene will be minimal especially when viewing the property as a whole from this elevation. As such from a Housing Policy 16 point of view, the application complies.
• 6.2.5 Turning towards Housing Policy 15 as stated above over time it can be seen that the existing dwelling has already been subject to previous extensions and alterations, as such it is important to ensure that any further extensions do not result in any harm to the traditional character of the original dwelling which is ultimately to be preserved through Housing Policy 15.
• 6.2.6 In terms of floorspace, it can clearly be seen that the original property has been extended well beyond 50% of the original dwelling, whilst this is the case, the proposed two storey extension does not detract from the character of the original dwelling. The property remains traditional in character and appearance with the works given their size, scale and design matching the already existing dwelling which overall lessens any impact the proposed works would have on the streetscene. 6.3 HIGHWAYS

• 6.5.1 Noting the scope of the proposal and the response from highways, no concerns are raised in this regard. 6.6 NEIGHBOURING AMENITY
• 6.6.1 There are no neighbouring properties which are in close proximity as such it is not considered that there are any concerns in relation to impact on either of the nearby properties in terms of loss of outlook or overlooking that would justify a refusal. OTHER MATTERS

• 6.5.1 The proposed works are extensions and alterations to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire. The proposal whilst increasing the floor area it is expected that any water run-off will be dealt with as per the existing arrangement of the main dwelling. CONCLUSION

7.1 For the above reasons the proposal is considered to comply with Housing Policy 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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 Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Committee Meeting Date: 08.08.2022

Signed : V PORTER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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.

PLANNING COMMITTEE DECISION 08.08.2022

Application No

22/00536/B

Applicant Mr Alan & Mrs Pam Long Proposal Alteration and erection of a two storey extension to provide ancillary living accommodation Site Address Ballacoraige House Cronk Road Ballaugh Isle Of Man IM7 5AT Planning Officer Mrs Vanessa Porter Presenting Officer

As above

Addendum to the Officer Report

Planning Committee unanimously accepted the recommendation of the case officer subject to a note regarding drainage, see below,

"Notwithstanding the information provided within this application, no permission has been provided for the connected foul and sewerage drainage."