**Document:** DEC Officer Report **Application:** 23/00244/B — Erection of extension to provide a further roof top pavilion **Decision:** Permitted **Decision Date:** 2023-04-24 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/10052-santon-ashdowne-house-ballavale-road-extension/documents/1144861 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 23/00244/B **Applicant:** MDL **Proposal:** Erection of extension to provide a further roof top pavilion **Site Address:** Ashdowne House Ballavale Road Santon Isle Of Man IM4 1EH Senior **Planning Officer:** Mr Jason Singleton **Expected Decision Level:** Planning Committee **Recommended Decision:** Permitted **Date of Recommendation:** _________________________________________________________________ ## 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 proposal would accord with Environmental Policy 1, 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016 Plans/Drawings/Information; This decision relates to drawings received on 3 March 2023 referenced; - A01 lower ground floor plan existing - A02 ground floor part plan existing - A03 ground floor part plan existing - A04 first floor part plan existing - A05 first floor part plan existing - A06 pavilion plan proposed - A07 north elevation proposed - A08 south elevation proposed - A09 east elevation proposed - A10 west elevation proposed - A11 section proposed - A12 pavilion plan existing - A13 north elevation existing - A14 south elevation existing - A15 east elevation existing - A16 west elevation existing - A17 section existing Planning Statement _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE 1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling Ashdowne House, Ballavale Road, Santon. The property is a large detached property in a contemporary design located to the West of the highway. The property is appears to be substantially complete (from a planning perspective) but remains surrounded by scaffolding. 2.0 THE PROPOSAL - 2.1 Proposed is the inclusion of a roof top extension to create a pavilion to match that of the existing. The footprint would measure an area of 7m x 4m and 2.3m high and be finished with copper tile canopy with flat green roof behind, Hinoki timber frame structure and double glazed panels with Hinoki timber frames and glazing bars. - 2.2 This application is essentially an extension to a former approval for a roof top pavilion. This application is towards the northern part of the building’s roof in an unused area of flat roof. 3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site lies within an area on the Area Plan for the East as not zoned for any particular use on the proposals map No.3 and is further identified on the; - o Constraints (Map 1a) - White land and Draft Area of Ecological Importance - o Landscape Assessment Area (Map 2) - D13 'Incised Inland Slopes' 3.2 The site is not within a Conservation Area nor are there any registered trees affected by the proposals. Part of the site is identified as being with a flood risk (Surface Water) area. - 3.3 With the Witten statement accompanying the plans, the Landscape category D13, is referenced at chapter 4.7.13 (Santon D13); for the Landscape Character Areas and Types. The overriding theme is the protection of the countryside with its rural character and open views. - 3.4 This is further echoed though Landscape Proposal 7 (Santon) where it states; "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 considering siting, colours, materials, finishes and the general scale". - 3.5 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy - o 2 Priority for new development to identified towns and villages Spatial Policy - o 5 Building in defined settlements or GP3 General Policy - o 2 General Development Considerations - o 3 Exceptions to development in the countryside Housing Policy - o 15 Extension or alteration to traditional styled properties in the countryside - o 16 Extension and non-traditional properties in the countryside and visual impact Environment Policy - o 1 Protection of the countryside - o 2 Protection of the character of AHLV 3.5 Residential Design Guide (2021) This document provides detailed advice including sustainable development and climate change resilience, design of new houses and extensions to existing residential properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 4.0 PLANNING HISTORY 4.1 The following permissions are considered relevant to this application; 18/00040/B - Creation of a roof top pavilion. Approved. - 5.0 REPRESENTATIONS 5.1 Santon Commissioners had not commented at the time of writing. 5.2 Highways Services commented (22/03/22) No objection. - 6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; - - Principle of development (GP3, EP1, HP16) - - Design and visual impact (GP2, HP16, Ep1&2) Principle 6.1 Generally development within the countryside that sits outside of any defined villages or settlements is strictly controlled to through Strategic Policy 2. Strategic Policy 5 states that all new development should be designed so as to make a positive contribution to the environment of the Island. 6.2 The site falls outside of a defined settlement boundary and sits within the open countryside that is not designated for residential development. However, housing Policy 15 and its supporting text do include the provision for extensions to traditional dwellings within the countryside where these are sympathetic to the original dwelling. For non-traditional dwellings, Housing Policy 16 seeks to restrict extensions where this would increase the impact of the building as viewed by the public. - 6.3 Housing Policy 16 seeks that additions should be of a high quality design, not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resultant dwelling in the context of the public realm. In the case of non-traditional properties the Strategic Plan notes; "where these are of poor or unsympathetic appearance, extensions which would increase their impact of the property will generally not be acceptable". 6.4 Whilst an exception to the general policy against development in the countryside can be found within the Housing Policy 16, this must be carefully assessed and, whether, on balance of the competing planning policies. Care must be taken to control the size and form of those extensions or alterations to existing rural dwelling and when altered, must not detract from the amenities of the countryside. - 6.5 Again, any rural development including extending an existing dwelling will be subject to higher design standards that would normally be required in those identified villages and settlements. The design must be properly integrated into the landscape in term of scale, materials, architectural style and engineering works and landscaping. - 6.6 Extensions should be designed in such a way which helps preserve the rural character and the character of the property. The strategic plan is clear at para 7.4.1 "In cases where development cannot is not capable of being sensitively and unobtrusively integrated into the landscape, permission will not be granted". - 6.7 It is noted that, planning permission has already been granted for broadly similar extensions to the existing property back in 2018, which amounted to an increase of floor area to the roof scape. When assessed against the current policies of the Strategic plan, mainly HP1, the main emphasis is on the visual impact of the proposals and whether there would be any adverse impact upon the countryside (Ep1) as assessed below. The broad principle of an extension to the roof top pavilion type extension would be acceptable. (i) Visual Impact - 6.8 The proposed roof top extension would be introducing an additional built form (approx. 32sqm) and in terms of size and height and the general appearance would be appropriate to the roof scape and subordinate to the overall building. - 6.9 The presence of an existing pavilion style extension ensures this addition would offer balance and symmetry that would be proportionate to the front and side elevation and designed to serve that specific purpose for additional living accommodation. When finished to match the high quality of the existing dwelling and roof top pavilion, would be considered complementary and helps to ensure the built form is in keeping with the character and appearance of this unique dwelling house. - 6.10 In terms of impact on the adjacent railway line, whilst some parts of the building could be visible, from the railway line but the appearance here as noted above, would not be so detrimental in terms of visual impact and would add a degree of interest to the building from this perspective when passing on the train, if viewable at all. It should be noted there is considerable difference in level here and view up to the Pavilion would be at an oblique angle and positioning on the roof being set back from the edge of the building. - 6.11 These high quality aspects of built form and level of finish are deemed to be an acceptable form of development that complies with those sections of Housing Policy 16 without harming the visual character and quality of the countryside within this area of high landscape value in accordance with Ep1 and EP2. ## - 7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the proposal would accord with Environmental Policy 1&2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 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 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: 24.04.2023 Signed : T Cowell 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. --- *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/10052-santon-ashdowne-house-ballavale-road-extension/documents/1144861*