**Document:** DEC Officer Report
**Application:** 19/00538/B — Alterations and erection of extension
**Decision:** Permitted
**Decision Date:** 2019-08-08
**Parish:** Bride
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/29501-bride-mountain-view-pinfold-hill-alteration-extension/documents/1046082

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# DEC Officer Report

**Application No.:** 19/00538/B
**Applicant:** Mr William Carden
**Proposal:** Alterations and erection of extension
**Site Address:** Mountain View Pinfold Hill Bride Isle of Man IM7 4AS Principal Planner: Mr Chris Balmer
**Photo Taken:** 12.06.2019
**Site Visit:** 12.06.2019
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 06.08.2019 _________________________________________________________________

## 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 the submitted documents and drawings references "Location/Site" plan, "Existing", "N & E Elevational" plan, "Cross Section" plan, "Revised Window" plan and "Revised Window and Exterior Finish" plan received on 10th May 2019 and 10th July 2019. _______________________________________________________________

## Interested Person Status – Additional Persons

None _____________________________________________________________________________

## Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of Mountain View, Pinfold Hill, Bride, which is, located on the western side of Pinfold Hill and south of Bride Village.

1.2 Within the site is a single dwelling which is made up of different elements. First is the main dwelling house which is one and a half storey Manx traditional cottage. However, in previous years a single storey flat roofed extension has been added to the front elevation and a side, single storey gable fronting extension, both with picture styled windows. Along the eastern boundary (roadside) of the site is mature landscaping. A detached garage is also along the southern boundary of the site.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations and erection of extension to the front elevation. The works involve the removal of the existing front flat roofed extension, and replacement with a larger flat roofed extension.

3.0 PLANNING HISTORY - 3.1 The following planning application is considered of material relevance to the determination of the current application: - 3.2 Erection of a porch to dwelling house - 10/00146/B - APPROVED - 3.3 Installation of three replacement windows to dwelling - 98/02306/B - APPROVED - 3.4 Extension to dwelling - 01/01546/B - APPROVED - 3.5 Erection of replacement porch - 99/01331/B - APPROVED - 3.6 Internal and external alterations - 94/00010/B - APPROVED - 3.7 Alterations and extensions - 93/00230/B - APPROVED

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area recognised as an Area of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. - 4.2 Environment Policy 1 states: "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 over-riding 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." - 4.3 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

- (a) the development would not harm the character and quality of the landscape; or
- (b) the location for the development is essential."

4.4 Housing Policy 16 states: "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."

## - 5.0 REPRESENTATIONS

5.1 DOI Highways Services comment there are no road safety implications (21.06.2019).

6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of the application is whether there any potential adverse visual impacts upon the countryside by the proposed works. - 6.2 The proposal would increase the footprint of the extension and increase the amount of flat roofed sections to the front of the property. This would normally cause concern. However, there are considered some advantages to this. Firstly, when approaching the site to the south (travelling from Ramsey towards Bride) the main section of the dwelling which is publicly apparent is the upper floor of the original traditional dwelling i.e. flush dormers, pitched roof and gable chimneys. Accordingly, from public views currently, the dwelling appears traditional in appearance and fits well with the countryside setting. This is even with the very inappropriate extensions that have been added in the past. The exception to this is as you pass the entrance of the site, where fleeting views of the previous extension become apparent. When stood within the site, the appearance of the dwelling is in the main totally the reverse from the above traditional appearance and appears of a dwelling of very poor form. - 6.3 The benefit of the proposed extension is from the identified main public views the traditional appearance would be retained and be unaffected by the proposal and therefore comply with HP 16. Any extension with pitched roof/increased in height would affect this current pleasant view of the dwelling. Within the site (& partial fleeting views from entrance of site), it is considered the proposal would still represent an improvement; albeit the extension is larger. These improvements would be the removal of a poorly constructed building (e.g. window frames supporting roof only) and design front flat roofed extension with large picture windows, and replaced with a larger flat roofed extension, albeit with more vertically proportioned windows and door, including brick detailing around them to add some architectural interest.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 07.08.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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.

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*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/29501-bride-mountain-view-pinfold-hill-alteration-extension/documents/1046082*