**Document:** Officer Report **Application:** 17/00967/B — Replacement of two existing conservatories with single storey extensions and associated alterations **Decision:** Permitted **Decision Date:** 2017-11-29 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/22110-st-johns-ballawillyn-cottage-replacement/documents/1019830 --- # Officer Report **Application No.:** 17/00967/B **Applicant:** Mr & Mrs Garrick Morris **Proposal:** Replacement of two existing conservatories with single storey extensions and associated alterations **Site Address:** Ballawillyn Cottage Patrick Road St Johns Isle of Man IM4 3BR Case Officer : Mr Edmond Riley **Photo Taken:** 22.09.2017 **Site Visit:** 22.09.2017 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 29.11.2017 _________________________________________________________________ ## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. ## Plans/Drawings/Information: This approval relates to P001/Rev 1 and P002/Rev 1 both received on 23rd October, 2017 and the location plan and plan reference EX001 both received on 8th September, 2017. _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________ ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Ballawillyn Cottage, which is a detached and isolated dwelling sited significantly higher than (and south of) the Patrick Road. The dwelling has a traditional Manx dwelling at its core, but has been extended quite significantly sideways from its gables in a manner that, though large in scale, nevertheless - allows the traditional element to be read alongside the newer, albeit traditionally finished, elements. - 1.2 There is a large conservatory to the western side of the dwelling, and another to the rear. - 1.3 With the position of the dwelling above the highway and also the significant number of trees that enclose the property, the dwelling is well hidden from public positions / views. 2.0 DESCRIPTION OF THE APPLICATION - 2.1 Full planning approval is sought for the removal of the two conservatories and their replacement with extensions formed primarily of masonry. Both would be finished with slate roofs, but the rear extension would have a mono-pitched plane while that at the side elevation - much the larger of the two - has a dual-pitched roof to match that of the dwelling. 2.2 The gable wall of the side extension is predominantly glazed, including the gable itself, with the rear elevation entirely glazed: the remainder would, however, be finished with masonry, rendered, and painted to match the existing dwelling. - 2.3 The rear extension would have a single window in the rear elevation along with a door in its side elevation, and would have the same finish as that at the side elevation. - 2.4 Also shown are replacement windows in the dwelling, with the existing sliding sash units to be replaced with uPVC top-opening casements. Owing to the site's location outside of the Conservation Area, these works benefit from permitted development rights. 3.0 PLANNING HISTORY - 3.1 The site has been the subject of a number of previous applications seeking approval for extensions and alterations, the most recent of these being the approved PA 08/02247/B, which proposed to connect the dwelling to the existing garage. A conservatory was added under PA 99/01473/B. 4.0 PLANNING POLICY - 4.1 The site lies within an area that is not zoned for any kind of development, and also appears to be zoned as Woodland and certainly as an Area of High Landscape Value on the 1982 Development Plan. - 4.2 In view of the characterisation of the dwelling as set out above, it is considered appropriate to assess the application against Housing Policy 15 of the Strategic Plan (as opposed to HP16). Reference is also required to Environment Policy 2 and, because the principle of an extension is presumed acceptable by HP15, General Policy 2 as well. 5.0 REPRESENTATIONS - 5.1 Highway Services of the DoI stated that the proposal had no highway implications on 29th September 2017, while Patrick Commissioners deferred making comment on 27th September 2017 before offering no objection on 10th October 2017. 6.0 ASSESSMENT - 6.1 The existing conservatories are considered to detract from the appearance of the dwelling, being mindful that only the side conservatory can be seen from public positions. Their removal, therefore, would improve the dwelling's proportion, form and appearance. What remains for consideration is the extent to which the new extensions would also achieve this, which is the fundamental assessment point of HP15. 6.2 The extension to the rear is judged wholly unobjectionable, being appropriate in scale and also appearance - the roof pitch matching the main dwelling is particularly welcome in this regard. There is no concern with this element of the proposal. - 6.3 The side extension could be said to offer more concern in respect of HP15. The dwelling has, little by little, extended sideways to a significant degree. Indeed, its almost 'stretched' appearance may be said to tip the balance of its appearance from one of good form, or traditional, to one of poor form. The consistent use of materials, roof pitches and suitably subordinate extensions during the history of its redevelopment have been central in reaching the conclusion that its appearance is not judged to be inappropriate. - 6.4 For the same reasoning, the proposed side extension is judged to be acceptable. While it would undoubtedly have a large mass, this will largely be set behind the dwelling frontage, which is its most clearly defined and readily visible element. The hints at contemporary finishes in the side and rear elevations are welcome, and indeed would have been well-suited to the front elevation in order to add a further level of subordination for the extension relative to the dwelling to which it is proposed to be attached. However, what is proposed still retains a roof apex well below that of any of the other apices on the dwelling and, in so doing, ensures the traditional Manx 'core' of Ballawillyn Cottage will remain and be readily visible: the set-back of the proposed extension further enhances this judgement. 7.0 CONCLUSION - 7.1 By complying with Housing Policy 15, it is concluded that the proposal also complies with Environment Policy 2 and the general considerations of General Policy 2. 8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; - (d) Highway Services Division of Department of Infrastructure, and - (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 29.11.2017 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/22110-st-johns-ballawillyn-cottage-replacement/documents/1019830*