**Document:** Planning Officer Report **Application:** 13/00196/B — Conversion of two properties to form a single dwelling including the erection of a first floor extension and a double garage **Decision:** Permitted **Decision Date:** 2013-03-27 **Parish:** Arbory **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4036-colby-arbory-house-conversion-extension/documents/1172551 --- # Planning Officer Report Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### The Site 1.1 The site is the residential curtilage of two existing dwellings, used as tourist accommodation, Arbory House and attached accommodation, which are situated on the eastern side of Colby Glen Road between Earystane and Colby Glen. The site accommodates two linked properties: one is a traditional and handsome stone cottage with its western gable abutting the highway and with a series of rear extensions which link to a second unit of accommodation which is accommodated in a stone barn. The properties form a stepped, stone edge to the highway with interesting shapes and pitches. 1.2 To the south of the site is a detached dwelling, Reayrt Aalin, opposite, on the western side of the road are Horizon House and the lower garden area of Thie ny Chibbyr. ### The Proposal 2.1 Proposed is the conversion of the two dwellings into one. The physical works required to do this would involve the linking at first floor level of the two units which necessitates the provision of a first floor between the two units, and the raising of the level of the central part alongside the road. 2.2 Discussions with the applicant's agent prior to the submission of the application have resulted in a scheme which retains the stepped roofs between the units finished with gable ends which retain the vertical and traditional form of the building group. In order to avoid the appearance of a large expanse of stonework and potentially an excessive additional massing effect, the additional first floor accommodation will be finished in stained timber cladding with two long, thin windows in the roadside elevation. There is a small section of rendered walling immediately behind the cottage. 2.3 The internal layout enables each floor to be used as one floor without having to go up or down stairs. There will be five bedrooms over both floors and living accommodation on both floors. ### Planning Policy And Status 3.1 The site lies within an area designated on the Southern Area Plan as Residential. 3.2 As such "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to [Table omitted in markdown export] existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general" (paragraph 8.12.1). 3.3 General Policy 2 states: "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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; 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 adverse effect on road safety or traffic flows on the local highways." ## Planning History 4.1 The site has been the subject of a number of applications for alterations and extensions. Planning permission was granted under PA 04/01312 for the subdivision of the property into two self contained tourist units. ### Representations 5.1 Arbory Commissioners and Highways Division indicate that they do not oppose the application. ### Assessment 6.1 The proposed alterations will result in a change to the roadside elevation but not one which is considered to adversely affect the appearance or character of the existing buildings. A section of non-slate tiles will be replaced with slate roofing at a higher level and it is considered that the timber boarding will not adversely affect the appearance or character of the buildings or the streetscene. 6.2 The works will ensure the maintenance and occupation of an attractive building with no adverse impact on any neighbours or other material concern. As the two long windows in the first floor of the roadside elevation are to serve a dressing room and an en-suite bathroom it may well be that they will be fitted with obscured glazing. Whilst Horizon House sits on the other side of the road from the application building, it is over 30 m from these windows and at an angle. As such, and as the view is across a public highway it is not proposed that obscured glazing is required by condition. The application is recommended for approval. ### Party Status 7.1 The local authority, Arbory Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 7.2 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case. ## Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 permission relates to the alterations and extensions shown in drawings 001, 050, 100 and 101 all received on 15th February, 2013. 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: 25/3/13 ## Determining officer (delete as appropriate) Signed: Anthony Holmes Senior Planning Officer Signed: Michael Gallagher Director of Planning and Building Control Signed: 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/4036-colby-arbory-house-conversion-extension/documents/1172551*