**Document:** Planning Officer Report **Application:** 11/01727/B — Alterations and extension to dwelling **Decision:** Permitted **Decision Date:** 2012-01-23 **Parish:** Patrick **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2081-patrick-ballamoar-farm-doarlish-extension-dwelling/documents/1262635 --- # Planning Officer Report [Table omitted in markdown export] ### Officer's Report #### The Application Site 1. The application site is the curtilage of 'Ballamoar Farm', a two storey, detached dwelling in the countryside in Doarlish Ard, Foxdale. The application site is on the western side of the A3 Foxdale to Castletown road. 2. Leading up the property is a small track with trees alongside providing significant screening of the dwelling from neighbouring properties. The nearest neighbouring properties, 'Ballakeyll Barn' and 'Doarlish Ard' are approximately 125m west of the dwelling and 'Hillside' is approximately 150m south west of 'Ballamoar Farm.' 3. 'Ballamoar Farm' is within open space and has an additional four fields surrounding the existing dwelling with dense vegetation. The boundary treatment of the existing dwelling consists of tall trees, shrubbery and hedging. #### The Proposal 4. The proposal comprises alterations and extensions on both the ground floor and first floor of the existing dwelling. 5. The planning application seeks approval for the erection of a new porch to the south east ground floor elevation and the installation of an external glass balcony, measuring 4.8 x 0.6m, to the first floor north west elevation from the master bedroom and replacement windows and guttering throughout the whole dwelling with a decking area to the rear of the dwelling. 6. The existing porch on the south east elevation is to be demolished along with the first floor access steps and associated lower porch and replaced with a new entrance sited where the existing first floor access steps were. The proposed new entrance measures approximately 7 x 4m and is to comprise of natural Manx stone to the base wall with new stained timber doors and windows fitted with double glazed units. The existing walls on the dwelling that are cracked and mismatched in a render finish are to be removed and new lime render to be applied with softened corners to window and door reveals. The walls will then be finished in white paint to match the existing dwelling. The proposed entrance porch is considered to add character and enhance the dwelling given the design and materials used. [Table omitted in markdown export] 7. The proposed balcony will lead from the master bedroom on the north west (rear) elevation of the dwelling. The creation of a balcony will involve altering the existing window aperture to form a new door opening to accommodate the external glass balcony. The proposed balcony will over look the proposed timber deck area and existing garden. It is judged that there would be no adverse impacts on public or private amenity from this element of the planning application given the position of the proposed balcony, the screening from the surrounding trees and the proposed balcony overlooking open space. 8. The windows existing on the dwelling are a mix of UPVC, timber and aluminium casement windows and doors. The application seeks approval to replace these with new white double glazed UPVC framed casement windows in a sliding sash appearance through the use of horns on the lower casement section. The windows are considered to again enhance the existing dwelling providing a uniform window design to the existing dwelling. Included within the planning application is the removal of the existing white half round UPVC guttering and downpipes to be replaced with black UPVC half round guttering and downpipes. 9. The alterations to the dwelling include a new box section measuring approximately 2500 x 1400mm within the hidden valley in between the two roofs to allow for a new balcony walkway from the en-suite bedroom and to allow for a new doorway through the head of the new stairs leading from the hallway that has replaced the bedroom on the ground floor. This element of the planning application is not considered to unduly affect public or private amenity as it is hidden away within the existing dwelling. ### Planning History 10. The application site has been the subject of two previous planning applications that are considered specifically material to this current planning application: PA 01/00621/B: Erection of rear porch. This previous planning application was permitted. PA 99/01985/B: Alterations and extensions to dwelling including a conservatory. This previous planning application was permitted. ### Planning Policy 11. The application site is not designated for any site specific purpose but is located within an area of land that is classified as being of high landscape and scenic significance under the 1982 Isle of Man Development Plan. 12. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. ### 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 a 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 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 50% of the existing building in terms of floor space (measured externally)." ### Representations 13. Patrick Commissioners have no comments on the current planning application. 14. The Highways Division have no objections to the planning application. ### Assessment 15. It is considered that the overall level of development contained within the proposal is relatively modest and would not cause harm to the enjoyment to the dwelling or the surrounding area. It is judged that the proposed new entrance and balcony are not dominant features of the dwelling and respect the surrounding landscape as well as the dwelling in terms of siting, design and form. As regards to Environment Policy 2 the proposed extension and alterations to the existing dwelling are not deemed to have any adverse impacts on the character and quality of the landscape given the scale of development proposed. In assessing the application against Housing Policy 15 the proposed development does not measure more than 50% of the existing dwelling. Overall it is concluded that the planning application is in accordance with Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2007. ### Recommendation 16. It is recommended that the planning application be permitted. ### Party Status 17. The local authority, Patrick Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. 18. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 20.01.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal 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 drawing numbers 10TSO24-01, 11 0863 01, 11 0863 02, 11 0863 03, 11 0863 04, 11 0863 05 and 11 0863 06 all date stamped 16th December 2011. 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 : 20-1-17 Determining officer (delete as appropriate) Signed : _________________________ Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : Sanoult Sarah Corlett Senior Planning Officer 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/2081-patrick-ballamoar-farm-doarlish-extension-dwelling/documents/1262635*