**Document:** Planning Officer Report **Application:** 12/00480/B — Erection of front porch **Decision:** Permitted **Decision Date:** 2012-05-15 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2614-braddan-eary-ween-east-baldwin-porch/documents/1169092 --- # Planning Officer Report Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report 1.0 THE APPLICATION SITE 1.1 The site comprises the residential curtilage of Eary Ween, East Baldwin which is a traditional two storey detached property at the end of the East Baldwin Road and west of the Baldwin River. 2.0 PROPOSAL 2.1 The application seeks approval for erection of front porch (southern elevation). The proposal would have a width of 3 metres, a depth of 1.9 metres and a maximum height of 3.5 metres. The proposal would be finished with Manx stone with a slate roof. 3.0 PLANNING POLICY 3.1 The application site is within an area of 'open space (agricultural)' not zoned for development, under the Braddan Parish Local Plan Order 1991. The site is not within a Conservation Area but is within an area of High Landscape or Coastal Value and Scenic Significance. 3.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:- "Environment Policy 2: 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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." "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)." [Table omitted in markdown export] 4.0 PLANNING HISTORY 4.1 The following previous planning application is considered relevant in the assessment and determination of this application:- 4.2 Installation of timber sliding sash windows and doors - 03/01329/B – APPROVED 4.3 Internal alterations, installation of rooflights and construction of porch - 86/00269/B - APPROVED 5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners have no objection to the proposal. 6.0 ASSESSMENT 6.1 The first issue is the relevant Housing Policy to consider for this application. From studying the plans the property is a traditional Manx Farmhouse design with three upper windows over a central ground floor doorway flack by widows either side. Due to this the relevant policy is Housing Policy 15. This policy states 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. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space. 6.2 The proposal would have a floor area of 5.5 square meters which equates to a percentage increase of 2.6%, which is well below the generally permitted 50% threshold. 6.3 Consideration also need to be taken of the proportion, form and design of the proposal to ensure it would be an appropriate form of development with the existing traditional property. The proposal with its gable facing porch with pitched roof above and finished within Manx stone and a slate roof would be an acceptable development in line with Planning Circular 3/91. 7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policy of the Isle Of Man Strategic Plan and Planning Circular 3/91 therefore it is recommended that the application be approved. 8.0 PARTY STATUS 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Braddan Parish Commissioners [Table omitted in markdown export] C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to erection of front porch as proposed in the submitted documents and drawings SM11/268/1/A and SM11/268/2 all received on 28th March 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 9/5/12 Determining officer (delete as appropriate) Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer Signed : [Blank] Michael Gallagher Director of Planning and Building Control Signed : [Blank] Jennifer Chance Development Control Manager --- *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/2614-braddan-eary-ween-east-baldwin-porch/documents/1169092*