**Document:** Planning Officer Report Recommendation **Application:** 09/01450/B — Alterations and first floor extension to provide additional living accommodation **Decision:** Permitted **Decision Date:** 2009-12-11 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64294-lonan-ballamenagh-moar-farm-extension/documents/1182814 --- # Planning Officer Report Recommendation **Application No.:** ** 09/01450/B ** **Applicant:** ** Mr Jim McCracken ** **Proposal:** ** Alterations and first floor extension to provide additional living accommodation ** **Site Address:** ** - Ballamenagh Moar Farm Bungalow - Ballamenagh Road - Baldrine - Isle of Man ### Considerations **Case Officer:** Mr A Holmes ** **Photo Taken:** ** 27.10.2009 ** **Site Visit:** ** 27.10.2009 ** **Expected Decision Level:** ** Planning Committee ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Lonan Parish Commissioners **Notes:** Approve **Consultee:** Chief Fire Officer **Notes:** Interest expressed ### Officer's Report #### The Application Site And Proposed Development The application site comprises the curtilage of a detached dwelling that is located on Ballamenagh Road in Lonan. The proposed development comprises alterations and first floor extension to provide additional living accommodation. The planning application is being considered by the Planning Committee due to the level of proposed extension and recommendation. #### Planning History The application site has been the subject of two previous planning applications that are considered specifically material to the assessment of this current planning application: - Planning application 99/00366/A sought approval in principle for the erection of an agricultural dwelling at one of three options: Ballamenagh Mooar Farm, Ballamenagh Road, Lonan. This previous planning application was approved on the 3rd August 1999. - Planning application 99/02086/B sought approval for the erection of an agricultural dwelling on the application site for the current planning application. This previous planning application was approved on the 8th April 2000. The dwelling contained within the application site is the result of this planning approval. #### Representations Lonan Parish Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. 26 November 2009 09/01450/B Page 1 of 3 The Chief Fire Officer expresses an interest in the planning application. ## Planning Policy In terms of local plan policy, the application site is located within wider areas of land that are designated as a) open space/agricultural use; and b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. As such, it is considered reasonable to say that the application site represents the residential curtilage of an existing dwelling located in the countryside. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 15 states: "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 of the existing building in terms of floor space (measured externally)." ### Assessment The planning application seeks approval for alterations to and a first floor extension of the dwelling to provide additional living accommodation. The proposed development effectively comprises the addition of a storey onto the dwelling, changing it from a single-storey dwelling to a two-storey dwelling. In terms of assessment, the consideration of the proposed development needs to be made against Housing Policy 15 of the Isle of Man Strategic Plan 2007. As stated earlier in this report this policy relates to the extension to traditionally styled properties in the countryside and states that such extension a) should respect proportion, form and appearance; and b) should generally result in no more than increase in floor space. It states that only exceptionally will permission be granted for extensions of more than . In this instance the planning application originally proposed a first floor extension that repeated the footprint of the existing dwelling, which equated to a proposed increase in floor space of . This proposal was considered unacceptable due to this level of increase and the proportion, form and appearance of the resultant dwelling. Such concerns were put to the applicant's agent, together with suggested amendments to the proposed development. This resulted in the submission of amended drawings that altered to the proposed development. Whilst the revised scheme equates to an approximate increase in floorspace and is therefore still greater than the normal it is considered that the proportion, form and appearance of the resultant dwelling is more traditional than initial proposal and perhaps even the existing dwelling. It can be reasonably argued that the proposed extension results in an overall dwelling of more traditional character and appearance. On that basis it is concluded that there are grounds for allowing the proposal as an exception under the provisions of Housing Policy 15. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Lonan Parish Commissioners; and The Department of Transport Highways Division. It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The Chief Fire Officer ### Recommendation Recommended Decision: Permitted Date of Recommendation: ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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 the location plan and site plan date stamped the 28th August 2009 and drawing no. M/2811/1(B) date stamped the 2nd November 2009. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : Committee Meeting Date : 1.01.1.1.1.1. Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO/ Additional Conditions Residueure Accomplished recognunty - Sue Adendun Repury --- *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/64294-lonan-ballamenagh-moar-farm-extension/documents/1182814*