**Document:** Officer Planning Report **Application:** 10/00117/B — Conservatory extension to dwelling house **Decision:** Permitted **Decision Date:** 2010-03-22 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35925-malew-gibdale-cottage-extension-conservatory/documents/1348452 --- # Officer Planning Report **Application No.:** 10/00117/B **Applicant:** Mr \& Mrs David Creasey **Proposal:** Conservatory extension to dwelling house **Site Address:** Gibdale Cottage Bayrauyr Road St Marks Ballasalla Isle Of Man IM9 3AT ### Considerations Case Officer : Miss S E Corlett **Expected Decision Level:** Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Malew Parish Commissioners Notes: Do not object ### Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PREVIOUS APPLICATION PROPOSED AN EXTENSION OF THE ORIGINAL FABRIC OVER THE AMOUNT PERMITTED BY HOUSING POLICY 15 AND THIS APPLICATION REPRESENTS A FURTHER EXTENSION TO THIS AND IS RECOMMENDED FOR APPROVAL. ### The Site The site represents the residential curtilage associated with a newly refurbished dwelling which is presently being extended (see Planning History below). The cottage sits in a relatively isolated position in the middle of a field, accessed from the Bayrauyr (B30). Access is provided via Gibdale Farm although the aerial photographs show a new access directly onto the A3 which does not have planning permission and was not shown on the previous applications. ### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development. On the draft Southern Area Plan published on 23rd October, 2009 the site lies within an area designated as Incised Slopes where the following is included in the draft Written Statement: Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact." The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states: ## "4.5 Type D: Incised Slopes The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:- - Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type; - The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape; - Approach routes, key views, and gateways to settlements within these landscapes should be enhanced; - Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided; - The use of local vernacular building styles and materials should be encouraged; - New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged; - Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors; - Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast; - Care should be taken to avoid the suburbanisation of river valleys and stream corridors; - Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided." ### Planning History PA 96/00987/A - Approval in principle for renovations and alterations to existing dwelling, derelict cottage, Gibdale Farm, off Ballamodha Straight, Malew. Status - Application Refused on Review PA 97/00102/A - Approval in principle for renovation of derelict house to farmworkers dwelling, Gibdale Farm, Ballamodha, Malew. Status - Refused at Appeal - 10th December 1997 PA 97/00103/B - Creation of hard surface farm track, Gibdale Farm, Ballamodha, Malew. Status - Permitted PA 02/02162/B - Re-instatement of former dwelling to form tourist accommodation and erection of rear porch Status - Permitted on Review Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to drawing nos. 8.2.03 and 7.1.03, date stamped 6th February 2003. 3. Approval is granted for the occupancy of the building by bona fide tourists only with no period of occupancy to exceed 4 weeks in total. 4. No approval is hereby granted for the rebuilding of all or part of the building. 5. All windows must be timber framed sliding sash openings, retained in perpetuity. 6. All doors must be timber. PA 06/01853/C - Change of use from holiday accommodation to residential Status - Approved at Appeal 7th June 2007 Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to the submitted documents and plans. 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development Order) 2005 (or of any order revoking and re-enacting that Order with or without modification) the building as shown in Drawing No. 36.3.05 Rev A shall not be extended or enlarged, and no greenhouse, summer-house, shed, garage or other outbuilding shall be erected within its curtilage as shown in the submitted plan, without the specific written approval of the Planning Authority. PA 07/02173/B - Erection of a stable block Status - Permitted Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This permission relates to the use of the area edged blue for agricultural use and/or for the keeping and grazing of horses and to the erection of a stable building as shown in drawings 32368/03, -04 and -05 all received on 26th November, 2007. 3. All finishes - walling and roof - must be dark brown and dark green. 4. The stable building may only be used for the keeping of horses and associated equipment and feed and all in association with the occupation of Little Gibdale - the building with permission for reinstatement as a dwelling - shown as within the area edged blue. The stables may not be sold or let separately. PA 08/01165/B - Erection of two storey extension Status - Permitted Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This permission relates to the extension of the property as shown and described in drawings 2008/0001/01 and -/02A both received on 13th June, 2008. 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval). THE PROPOSAL Now proposed is the further extension of the dwelling through the addition of a conservatory. The plans are disappointingly poor, given the sensitivity of the site and the care taken in previous applications to retain the character of the cottage during renovation and extension. The conservatory is to be set on the eastern side of the rear extension and will project out 3 m from the extension and be 4.8 m long. The structure will be almost entirely glazed, with a low - 600 mm high - base wall and the structure will be 3 m high with a lean-to roof and will join the extension at the height of the ground floor stone-faces walling: there is timber boarding on the extension at first floor level. ## Representations Malew Parish Commissioners raise no objection to the application. ### Assessment When the previous application was considered for extension to the property, the following was concluded by the reporting officer: "In this case the extension will be larger than the existing which is larger than the provided for in the policy. However, the ridge is shorter than that of the main dwelling and the extension projects only 0.3 m further from the rear wall of the original dwelling than the width of the property. In order to reduce the extension to represent a increase from the original floor area, the extension would need to be reduced by 1 m in terms of its width and length. The visual impact of such a change is negligible, would not substantially affect its character or appearance, particularly bearing in mind that the property is only visible from a significant distance (one quarter of a mile to the Ballamodha Straight). As such, whilst the proposed extension is larger than the provided for in the Strategic Plan, the impact of the proposal is considered to be acceptable and as such the application is recommended for approval." The proposed extension will add a further 14.4 sq. m over and above the approved extension, bringing the total amount by which the property would be extended beyond the original footprint, to (the original cottage provided 95 sq. m of floor area, the previous extension added 65 sq. m to this). However, the latest proposed extension will be a modest glazed structure which will not be publicly visible and changes little the appearance or character of the cottage and the traditional and modest character of the cottage is still retained. As such, the extension is recommended for approval but in no way does this establish a way forward for further extensions to the cottage and this is based upon the modest size and the fact that the conservatory is to be made principally of glass and has a limited impact on the property. A note should be attached to any approval, drawing attention to the fact that no approval is hereby granted to the creation or use of the track which has been created from the cottage to the Ballamodha Straight (A3) and for which no planning approval has ever been sought. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. ## Recommended Decision: Permitted **Date of Recommendation:** 05.03.2010 ### 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 erection of a conservatory as shown in drawing received on 2nd February, 2010. #### N 1. It should be noted that no approval has been sought or granted for the creation of a tracked access from the cottage to the A3 Ballamodha Straight. As such, this track is unauthorised and may not be retained or used after building works in association with the refurbishment and extension of the cottage have been completed. 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 :** .................................. **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** 5 March 2010 10/00117/B Page 5 of 5 --- *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/35925-malew-gibdale-cottage-extension-conservatory/documents/1348452*