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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01378/B Applicant : Mr & Mrs Trevor and Suzanne Mccullough Proposal : Alterations and extensions to existing dwelling and erection of replacement garage Site Address : Ballashamrock House Port Soderick Glen Port Soderick Isle Of Man IM4 1BE
Planning Officer: Mr Paul Visigah Photo Taken : 25.04.2023 Site Visit : 25.04.2023 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.09.2023 __
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.
C 2. The garage shall only be used in association with the main dwelling house 'Ballashamrock House', Port Soderick Glen, Port Soderick, and for purposes incidental to the use of main dwelling house 'Ballashamrock House' as a single dwelling, for no commercial purposes and only in accordance with the internal layout as shown on the submitted Drawing No. 03 rev A received 16 July 2023 and being retained as such thereafter.
Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted. The dwelling is within an area not zoned for development and permission has been granted as an exception. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
C 3. The existing trees marked for retention on the Outline Tree Protection Plan (Drawing No. TP-310522) shall be retained in accordance with the approved details. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next
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planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
C 4. Prior to the commencement of the development hereby approved, the protection measures detailed on the Tree Protection Plan (Drawing No. TP-310522), submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department.
Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time:
Class 13 - Greenhouses and polytunnels Class 14 - Extension of dwellinghouse Class 15 - Garden sheds and summer-houses Class 16 - Fences, walls and gates Class 17 - Private garages and car ports
Reason: To control future development on the site.
This application has been recommended for approval for the following reason. Overall, it is considered that the proposal would also not result in adverse impacts on the character and quality of the site or surrounding landscape. The proposal would also not harm the use and enjoyment of the existing dwelling occupants and neighbouring properties, or adversely affect the surrounding protected trees. Therefore, the scheme is considered to comply with Housing Policies 15 and 16, and Environment Policies 1 and 3 of the Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings received on 17 Nov 2022, Additional document received 1 June 2023, and Amended Plans (Drawing Nos. 03 rev A and 04 rev A) received 19 July 2023. __
Interested Person Status - Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
The Isle of Man Natural History & Antiquarian Society, as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B
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of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE PRINCIPAL PLANNER
1.0 THE SITE 1.1 The site is the residential curtilage of part of Ballashamrock House which sits on the southern end of the farmyard of Ballashamrock Farm which sits to the south east of the B23 highway which leads from the A25 Old Castletown Road to Port Soderick.
1.2 Ballashamrock House which sits on the southern end of the site faces south east and has a rear annex which sits at the North West elevation abutting the farm yard. There is a separate access to this dwelling from the entrance to the farm, round to the south, skirting around the farmyard, enclosed by mature landscaping on both sides.
1.3 Ballashamrock House, as well as the buildings within Ballashamrock Farm are not visible from the B23 road alongside the entrance and only a fleeting glimpse of the existing Manx stone building situated northwest of Ballashamrock House is achievable from Quine's Hill if one is looking in that direction. The building group is also hidden from view from the Marine Drive direction, by the topography of the land and mature landscaping on the site boundary, although it is likely that the site will be visible from the steam railway line which curves around in its approach to Port Soderick station, and lies only 90m to the south west of the site of the proposed building.
1.4 There is existing flat roofed detached double garage which sits on the western side of Ballashamrock House screened by the existing mature landscaping on the boundary of the site. This building is finished in panted render and two garage doors on its front elevation.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Alterations and extensions to existing dwelling and erection of replacement garage.
2.2 The proposed works would involve the following: 2.2.1 Rebuilding the existing flat roofed extension to the side of the dwelling on the same footprint, design, height, and finish. The position of the external fenestrations would remain as existing. Parapets and string courses would be added to the roof section of the replacement extension.
2.2.2 Erection of a pitch roofed extension that would project from the front elevation of the flat roofed extension to the side measuring 8.3m x 5.5m, and be 4.6m tall (2.4m to the eaves). This pitch roofed extension would have its roof finished in natural slate and have angular ridge tiles. The windows to be installed on this extension would be white UPVC units (with Georgian bars), while the external walls would be finished in painted S/C render.
2.2.3 A new glazed flat roofed link extension projection 900mm from the flat roofed side extension and measuring 3.7m wide and 3m tall would connect the pitched roofed extension with the main dwelling, whilst creating a visual break between the main dwelling and the new extension.
2.2.4 The existing garage which has a footprint measuring 5.6m x 9.1m would be demolished and replaced with a new double garage that would have footprint measuring 9.1m x 6.5m. This
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building which would be 5.1m tall (2.45m to the eaves) would accommodate two cars on the ground floor, and serve a home office on the first floor. An internal staircase would provide access to the top floor.
2.2.5 The proposed external finishes of the garage are natural slate roof and rendered walls. There would be two sectional garage doors on the front elevation and single pane UPVC window on the front elevation, a single window on the rear elevation and two rooflights on the side (southwest) elevation.
2.3 Additional works would include removing two ground floor windows on the rear elevation of the main dwelling, forming a new opening and installing new patio doors.
2.4 The existing building has floor area measuring 226.35sqm (131.9sqm for the ground floor area, and 94.45 for the top floor area. This excludes the floor area for the rear annex which is not within the existing residential curtilage for Ballashamrock House. The proposed extension would measure 44.35sqm. As such the percentage increase in floor area would be 19.6%.
2.5 A new flat roofed extension would be built at the rear of the dwelling but the applicants have indicated that this would built under permitted development.
2.6 There would be no changes to the access and parking arrangements on site. The scheme would not involve the removal of any trees on site or involve site level changes.
2.7 The applicants have provided additional information in the form of: a. An Arboricultural Impact Assessment prepared by Manx Roots Tree management and dated October 2022; and b. Bat Survey prepared by Manx Bat Group and dated 20 December 2022.
3.0 PLANNING POLICY 3.1 The site lies within an area not designated for development on the Area Plan for the East and the site is not within a Conservation Area. There are no registered trees on site although the entire western and northern boundaries of the site, including parts of the site access are within a registered tree area. The west and north elevations of the existing garage site on the boundary of the registered tree area. The site is not prone to flood risks although it is situated about 419m northwest of the Marine Drive Area of Special Scientific Interest (ASSI).
3.2 The Character Appraisal within the Area Plan for the East states thus concerning the area: "Landscape Character Area: Douglas Head (D12)
3.2.1 Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the area, with its open and panoramic views over large rectilinear fields; b) its steep winding small lanes enclosed by grassed Manx hedges; c) its scattered hill farms fringed by trees.
3.2.2 Key Views Open and expansive views from most of the area out to sea, along the coast, over Douglas Bay and inland over the incised inland plateau up to the northern Uplands. Telecommunications tower on hill top forms highly visible landmark in surrounding areas.
3.3 The Area Plan for the East Written Statement has the following policies that are specifically relevant to the current site:
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3.3.1 Landscape Proposal 6 (Douglas Head) "Douglas Headland is exposed and prominent from many viewpoints. This is considered an outstanding natural feature and one which should be conserved. In order to conserve this vista of seascape and coastal views, applications for planning approval for new development in this area will generally not be supported. It is acknowledged that maintenance and need for upkeep may lead some existing development to seek planning approval from time to time, such as the radio transmission/telecoms site at Carnane. In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and include considering siting, colours, materials, finishes and the general scale."
3.4 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose (zoned for development) and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which guides extensions to traditional dwellings in the countryside. As the dwelling has also been extended to include non-traditional elements, it would also be vital to consider Housing Policy 16.
3.4 Housing Policy 15: 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).
3.5 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.
3.6 Paragraph 8.12.2: Extensions to properties in the countryside 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. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
3.7 There is also no provision within General Policy 3 for the erection of domestic structures such as garages, sheds or such like, although some of these things can be built, subject to conditions, without planning approval under the provisions of the Town and Country Planning (Permitted Development) Order 2012. In this case, the proposed garage would replace an existing garage and there is already a scheme to build a rear extension under Permitted Development, which would mean that the garage could not be built without planning approval.
3.8 The general development considerations as set out in General Policy 2 of the Strategic Plan would also be considered in the assessment of the application as the site already has an established residential status.
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3.8.1 General Policy 2 states, in part: "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; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
3.9 It is also considered reasonable to assess the application based on elements of the following policies that provide standards towards:
3.9.1 Environment Policy 3: 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.
3.9.2 Environment Policy 4 protects biodiversity (including protected species and designated sites). 3.9.3 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
3.9.3.1 Appendix A.7.6 sets out Parking Standard. Typical Residential 2 - spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
3.10 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, and Community Policies 10 and 11.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 IOM Biodiversity Strategy 2015 to 2025 4.1.1 The strategic aims (In part): o Managing biodiversity changes to minimise loss of species and habitats. o Maintaining, restoring and enhancing native biodiversity, where necessary.
4.1.2 Habitat loss actions "21. DEFA will continue to promote a policy of 'no net loss' for semi-natural Manx habitats and species and ensure that unavoidable loss is replaced or effectively compensated for."
5.0 PLANNING HISTORY 5.1 There are no previous applications considered relevant in the assessment of this application.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
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6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they find the proposal to have no significant negative impact upon highway safety, network functionality and /or parking (2 December 2022).
6.2 DEFA Ecosystem Policy Team have made the following comments on the application: 6.2.1 Comments received 14 December 2022: o They note that there is the potential for legally protected roosting bats at this location and the potential for bats and their roost spaces, both of which are protected under the Wildlife Act 1990, to be damaged, destroyed or blocked by the works. o They state that the property to be renovated is a 1930s farm house with a slate roof, immediately adjacent to an area of broadleaved plantation and within 200m of a broadleaved glen, and note that the UK Bat Conservation Trust bat survey guidelines recommend that bat surveys are undertaken prior to the conversion or modification of all buildings located within, or immediately adjacent to woodland, and all pre-1960s buildings within 200m of woodland. o They request that a report detailing the findings of the preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, to ensure that bats are protected during and after development, should to be submitted to Planning prior to determination of the application. o They state that preliminary assessments for bats can be undertaken at any time throughout the year. However, if emergence/re-entry surveys to confirm roost presence are required then there are seasonal requirements (they need to be undertaken between May - August).
6.2.2 Comments received 3 January 2023: o They note that are they are now in receipt of the Manx Bat Group's bat survey report for Ballashamrock House dated 23rd December 2022, and confirm that a suitable level of assessment has been undertaken. o They state that the Manx Bat Group found no evidence of bat use and that the property had low potential for roosting bats. o They state that no further bat surveys are therefore required, nor mitigation for bats. o However, they state that should the applicant wish to provide an enhancement for bats, they could consider erecting a bat box (or multiple) on the new property. o They advise the applicants to be vigilant throughout the works, and if bats or evidence of bats is found the works must stop immediately, if safe to do so, and a member of the DEFA Ecosystem Policy Team (651577) or Manx Bat Group (366177) contacted for advice on how to proceed.
6.3 Braddan Commissioners have no objection to the application (19 December 2023).
6.4 DEFA Registered Buildings Officer has made the following comments on the application (8 March 2023): o The officer asks that these comments should be read in conjunction with the planning application 22/01373/A where the proposals will result in the loss of a part of a historic quaterland farmhouse and replacement with new dwelling, and notes that Ballashamrock house formed part of Ballashamrock a historic quaterland farm which can be traced back to the Manorial Rolls. The farm retains a number of historic buildings including outbuilding and its farmhouse which is now subdivided into the application site Ballashamrock House and Ballasharock Farm.
o Proposed forward extension: While I have no objection to the removal of the current single storey side extension and its replacement, I have serious concerns regarding the proposed addition projecting significantly forward of the principle building line, this is entirely out of keeping and character with this higher status farmhouse, which has been turned to have a seaward facing principal elevation, the building has a strong building line which provides the character of this tall, three stories plus basement house with steps up to the entrance and ground floor. The introduction of a
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projecting ground floor flat roof extension with upvc lantern would adversely impact upon the character and appearance of the property.
o Proposed Garage: Whilst I have no objection to the replacement garage, there will be an increase in size to accommodate a first floor, given the quaterland farm setting of Ballashamrock, I consider the use of timber questionable, a more sensitive approach to the context, surrounding and history of the site would be to respect the far, setting and for the garage to try to better reflect the pallet of materials of the surrounding outbuildings. Whist I appreciate the proposals seek to replicate the position of the existing garage, I would strongly advise that in terms of position, its location is poor with an almost suburban feeling, this is a fine Georgian property in a commanding position to have a garage located so close to the property as would be seen in a suburban street does not reflect the building's context, history or status. A better location for the garage would be near to the entrance to the property and away from the house.
o The officer concludes by stating the following: It is my view that the proposals fail to respect or understand the status and character of this historic quaterland farm and its principal early 19th century house. Whist I fully support the renovation of this traditional property, it is clear that part of the building's issues and problems have been created by the use of non-breathable material such as gypsum plaster and UPVC windows without adequate ventilation. This is a traditional solid wall construction building and its renovation and repair requires the right materials and understanding of how these buildings perform to avoid creating further or worsening the problems the building has been suffering from. I am available to provide further advice in relation to these issues and there is lots of information which I can sign post the applicant to. The building is 200 years old and this an important part of its character and construction.
6.4.1 Following review of the comments by the Registered Buildings Officer, the applicants have revised the scheme by: a. Reducing the footprint and design of the proposed extension to the dwelling. b. Changing the roof design and material to better reflect the appearance of the main dwelling. c. Break the design by adding a glazed link between the existing dwelling and the extension. d. Changing the design, dimensions, orientation, and external finish of the garage.
6.4.2 Further to reviewing the revised Plans submitted by the applicants, the DEFA Registered Buildings Officer has made the following comments (18.09.23): "I have reviewed the amend plans and my objection to the application still stands as I do not consider the revised proposals have addressed my concerns. Ballashamrock is a Georgian Quaterland farmhouse of architectural and historic interest. The proposals will result in a negative visual impact upon the building that does not respect its character or setting."
6.5 DEFA Forestry have indicated that they have no objection to this proposal subject to the tree protection plan being made a condition of approval (5 June 2023).
6.6 Isle of Man Natural History and Antiquarian Society has made the following comments (27 January 2023): 1. They refer to element of the proposed application under PA 22/01373/A within paragraphs 2, 3 and 4 which are not directly related to the current proposal.
How the north elevation of the house will be treated if the existing farmhouse is demolished; and
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- Any details of the proposed finishes in the rebuilt and extended extension. The actual proposal for a further extension to the front of the existing extension and a new utility room to the rear might be unnecessary if the rebuild of the existing extension and a reconsideration of boundaries between two properties enabled a properly recessed extension behind the line of the existing windows on the north-east elevation.
They state that the Registered buildings Officer and Manx National Heritage should be afforded the opportunity to examine the site and advise on the history / architecture and future proposals.
They state that given the number of missing details and imponderables, the Isle of Man Natural History object to this application.
6.7 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of the current application are: a. The Principle (GP 3 and HP 15); b. Increase in floor area (HP 15 & Paragraph 8.12.2); c. The Visual impact of the proposal (HP 15, 16, and GP2); d. Impact on site ecology/trees (EP 3 and 4).
7.2 There would be no impacts on neighbouring amenity as the development would not introduce new window fenestrations at positions that would result in overlooking, although the single storey element of the proposal and the existing boundary treatment would have diminished any concerns in this regard, if new windows looked towards neighbouring properties. The position of the extension and garage building relative to the position of neighbouring properties would also ensure overshadowing or overbearing impacts does not occur.
7.3 The scheme does not propose any alterations to the means of access to the site or parking provisions within the site, and the proposed garage would replace the two parking provisions lost by the demolition of the existing garage. As such, it is not considered that there would be any adverse impacts on parking or highway safety resulting from the proposal.
7.4 The principle 7.4.1 In assessing the principle of the proposed extension to the side of the main dwelling, it is considered that the site has an established residential use and is within a part of the countryside with existing dwellings. As such, the principle of extending the existing dwelling is acceptable.
7.4.2 The works to refurbish the existing dwelling and alter elements of its external appearance is also considered acceptable considering this dwelling sits within an existing residential curtilage in the countryside and its rehabilitation would serve to support the residential use of the existing dwelling on site.
7.4.3 In terms of the acceptability of the proposed increase in floor area on the existing dwelling, it is considered that Housing Policy 15 requires that only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space. In the case of the current application, the proposed development would result in an increase over the current floor area by 44.35sqm, which is a 19.6% increase over the current floor area (from 226.35sqm to 270.7sqm). As the proposed floor area would be considerably lower than the 50% considered acceptable under Housing Policy 15.
7.4.4 It the extension is measured cumulatively with the previous flat roofed extension which was added to the side of the existing dwelling, it is considered that the cumulative floor area
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added would measure about 83sqm (38.67sqm for the existing flat roofed side extension, and 44.35sqm for the proposed extension within the current application). This would have resulted in a cumulative increase in floor area by 44.2% (From 187.68sqm to 270.7sqm), which would still be complaint with Housing Policy 15.
7.4.5 It is, therefore, considered that the principle of the proposed alterations and extension to the main dwelling, and erection of replacement garage would be acceptable. This is, however, not an automatic reason to allow development as further material planning matters as indicated previously need to be considered to determine if the current scheme would be appropriate for the site.
7.5 Visual Impacts 7.5.1 In terms of visual impacts resulting from the proposed development, reference is made to Housing Policy 15 which indicates that 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. In this case, it is considered that the extension will incorporate the main features of the existing dwelling on site in terms of its pitch roof design, slate roof finish, UPVC windows with Georgian bars, and white painted render. The replacement garage would also bear the features of the main dwelling and offer an improved appearance over the existing flat roofed garage.
7.5.2 The addition of the flat roofed glazed link extension is a departure from the buildings original appearance as there are no large glazed sections on the existing dwelling, albeit this change is testament of the modern approach to the extension which would serve to provide a clear break between the old and the new, whilst incorporating a modern element to the dwelling which is not unacceptable, given the increased potential for this element of the building to trap heat and retain for use within the building, and offer views to the surrounding countryside when moving from the main dwelling to the family room. The extension would also be set lower than the existing dwelling such that it would remain subordinate to the main dwelling, being single storey.
7.5.3 In applying Housing Policy 16 it is considered that the existing dwelling and site has non-traditional elements in the form of the existing flat roofed extension to the side and flat roofed garage which the proposal seeks to replace. This policy requires that 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. In the case of the current application, it is considered that the new pitch roofed extension would be at a position where it would screen views to the existing flat roofed extension of the side of the dwelling (which is actually a better rebuild of the existing flat roofed extension to the site.
7.5.4 Whilst it would be more appropriate to have this extension to the side, there are constraints in terms of the narrowness of the site and the fact that large parts of the site area fall within a registered tree area or have mature trees, making the proposed position acceptable. Besides, the extension would offer an improved appearance over the existing flat roofed extension to the side and would not increase the impact of the dwelling when viewed from the surrounding area as it would be read within the backdrop of the main dwelling on site. It has also been considered that erecting the extension over the existing flat roofed extension to the site would considerably alter the appearance of the existing dwelling on site and in a form that would be particularly noticeable from the surrounding countryside. As such, it is considered that the proposed design and layout of the development would meet the requirements of Housing Policy 16.
7.5.5 The comments made regarding the historic qualities of the site are noted (particularly as the site was part of a Quaterland farm, with the farm house serving as an example of a Georgian Quaterland farmhouse). However, the farmhouse has not been judged to be of sufficient special architectural or historic interest to be registered. Besides, this site has been
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the subject of an unsympathetic side extension to the main dwelling, as well as the erection of a flat roofed garage which bears no features of Quarterland farms, which the current application would serve to conceal and correct. Moreover, the scheme would utilize existing key features of the main dwelling, such as pitch roof to the garage and extension, natural slate roof finish, painted render finish to garage and extension, use of Georgian style windows, and introduction of parapet to the flat roofed extension, although it is noted that the addition of the new glazed link extension and single pane gable windows on the garage are non-existent features. Thus, it is not considered that the scheme as proposed would be averse to the requirements of Housing Policies 15 and 16 which guide extensions to dwellings in the countryside and General Policy 2 which offers guidance on general development considerations.
7.5.6 The comment regarding the position of the garage is also noted. However, as the suggested position for the garage would be within a registered tree area where such development would impact significantly on protected trees, this location is not feasible. It is also not considered acceptable to locate the garage at the front garden as the visual impact would be more adverse than the current garage position. As such, the proposed location which is the current location of the existing garage on site is considered to be the most appropriate.
7.5.6 Based on the foregoing, it is considered that the proposed works would align with the requirements of Housing Policies 15 and 16, and General Policy 2 in terms of visual impacts.
7.6 Impact on Ecology/Trees 7.6.1 With regard to impact on site ecology, it is considered that the scale of the proposed works is such that would not result in significant vegetation removal, considering the extension would be erected largely within the existing turning area. The replacement garage would also be erected largely within the footprint of the existing garage, thus diminishing any potential for significant vegetation removal and the attendant impacts on biodiversity.
7.6.2 In terms of potential impacts on bats, the application is supported by a bat survey which has been carried out by Manx Bat Group. The report concludes that there is no evidence of bat use and that the property had low potential for roosting bats. It further states that no further bat surveys are therefore required, nor mitigation for bats. This report has been commented on and accepted by DEFA Ecosystems Officer and in this respect it is felt that the application has satisfied the principles of Environment Policy 4.
7.6.3 Similarly, no trees or mature shrubs would be removed as a result of the proposal. Moreover, the scheme would ensure the retention of large of the sections of the existing trees that surround the existing site and garage site, which will remain considerably unchanged. Besides, DEFA Assistant Tree Officer has advised that they have no objections to the proposal. Therefore, it is considered that the requirements of Environment Policy 3 and General Policy 2 (f) has been met with the current application. A condition would, however, be imposed to ensure that the tree protection plan is integral to development on the site.
8.0 CONCLUSION 8.1 Overall, it is considered the although it would have been better to erect the single storey pitch roofed extension to the side, the proposed scheme would broadly comply with the requirements of Housing Policies 15 and 16 of the Isle of Man Strategic Plan. Therefore it is recommended that the application be approved.
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;
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(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
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body 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: 02.10.2023
Signed : P VISIGAH
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
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