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22/01195/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01195/B Applicant : Mr & Mrs Edwin & Valerie Kinrade Proposal : Replacement front porch Site Address : Ballaquine Glen Roy Laxey Isle Of Man IM4 7QE
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.11.2022 __
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.
This application has been recommended for approval for the following reason. The proposed porch is deemed acceptable in terms of its form, mass and design by providing a suitable extension which will not detract from the existing traditional form of the property as per Housing Policy 15 and is deemed not to effect neighbouring amenity as per General Policy 2.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 23rd September 2022; o Drawing No. 100 o Drawing No. 201 Rev B o Drawing No. 202 Rev C __
Interested Person Status - Additional Persons
None __
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22/01195/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Ballaquine, Glen Roy which is an existing farm holding situated to the North West of Baldhoon Road. The site has several buildings upon it of which the farm house is situated away from the main road.
THE PROPOSAL
2.1 The current planning application seeks approval for the erection of a new porch to the front elevation. The proposed porch measures 2.2m by 1.52m with an overall height of 2.375m. The porch is to have a wooden door and a lead sheet roof with the detailing from the existing porch being carried over.
PLANNING HISTORY
3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as "not zoned for development" on the Area Plan for the East. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the application, the land designation and the traditional form of the property. Housing Policy 15 is the key policy and seeks that extension of traditionally styled properties will normally be excepted where they respect the proportion, form and appearance of the existing property.
4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that 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 and Environment Policy 1 which seeks to prevent development which would adversely affect the side other than in exceptional circumstances.
4.4 Other material considerations for this application are the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state they do not oppose. (27.10.22)
5.3 No comments have been received from Garff Commissioners at the time of writing this report.
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
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PRINCIPLE / CHARACTER AND APPEARANCE
6.2.1 The site is not designated for development, nor does the proposal meet the expectation criteria in General Policy 3. However, Housing Policy 15 and its supporting text clearly allows for residential extensions in the countryside where they would not detract from the countryside, in the case of the extension of traditionally styled properties this means that they must respect the proportion, form and appearance of the existing property.
6.2.2 The existing dwelling can be seen from the main Baldhoon Road and whilst some items upon the property are not traditional in their appearance such as the existing windows, there are several prominent features which are traditional including the already existing porch.
6.2.3 When looking at porches to existing traditional dwellings, Planning Circular 3/91 states, "Main doorways can be surmounted by a flat arch or emphasised with small porches." The proposed porch is relatively small in its scale to the main dwelling and is proposed to provide extra protection from the elements.
6.2.4 The proposed porch will provide a suitable subordinate extension which will mirror the existing pillars in appearance and whilst not wholly traditional, will not detract from the traditional appearance of the main dwelling. As such the proposed works should not impact the character and appearance of the dwelling.
6.3 NEIGHBOUR AMENITY
6.3.1 The proposed extension is small in stature and is a substantial distance away from neighbouring properties as such it is deemed that the proposal would not affect the neighbouring properties.
CONCLUSION
7.1 The proposal is considered to comply with Housing Policy 15 and General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore considered 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
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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 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: 17.11.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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