**Document:** Officer Planning Report **Application:** 10/00514/B — Erection of porch and conservatory including the installation of replacement windows **Decision:** Refused **Decision Date:** 2010-06-04 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36254-lezayre-ballellin-farm-replacement-conservatory/documents/1352118 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ## Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### The Site The site represents the curtilage of Ballellin Farm, Glen Mona Loop Road, Glen Mona, Ramsey, which is a traditional two storey Manx Farm House, located on the western side of the Glen Mona Loop Road and southeast of Glen Mona. ### Planning Status The application site is within an area recognised as being an area of 'white land', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Strategic Plan 20th June 2007 - Isle of Man Development Plan Order 1982 - Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside. Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- ### 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)." ## Planning History There are a number of planning applications which are associated with the farm, however none of which are considered relevant in the determination and assessment of this application. ### Proposal The proposal seeks approval for the erection of porch and conservatory including the installation of replacement windows. The existing timber windows are to be replaced with uPVC windows. The existing porch is proposed to be demolished and replaced with a uPVC conservatory which has a front projection of 3 metres, a width of 5 metres and a total height of 2.6 metres. Further to this an new porch is proposed to the rear of the dwelling (north-west elevation) which will have a projection of 2.4 metres, a width of 3.5 metres and a total height of 3.4 metres. ### Representations Maughold Commissioners:- "No objection" Highways Division:- "Do not oppose has no traffic management, parking or road safety implications." The Authority has received no privately written representations objecting to the application. ### Assessment The first issue is the relevant Housing Policy to consider for this application. From studying the plans and from visiting the site it is clear that the property is a traditional Manx farmhouse property which has three upper front windows over a central doorway with is flanked by single windows. Accordingly it is considered Housing Policy 15 is required to be considered. This policy indicates 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. Additionally the policy states that only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space. In terms of floor space the existing dwelling has a floor area of 172.1 sqm. The proposed extension would result in a total floor area of the dwelling of 192 sqm which equates to an increase in terms of floor area. Therefore from this aspect the proposal would be acceptable. The next issue relates to whether the design, proportion and form of the extensions would be appropriate given the traditional nature of the existing dwelling. In terms of the rear extension, the proposed porch would be finished with render to match the existing property and the roof design would be designed to continue the existing cat-slide roof. This aspect of the proposed works there are no concerns. Turning to the proposed conservatory the uPVC design would be very similar to what would be erected to most modern properties. The proposal in terms of proportion, design and form would not be of a traditional design and consequently would be out of keeping with the existing property, detrimental to the visual appearance of the property. For this reasons the proposal would be contrary to Planning Circular 3/91 and Housing Policy 15. The proposed windows have been indicated to be replicated but with uPVC windows. There are no concerns with these proposals. RECOMMENDATION Overall, the proposed conservatory would contravene with relevant policy as stated within the Isle of Man Strategic Plan and Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside for the reasons given and therefore it is recommended that the application be refused. PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Maughold Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. Recommendation Recommended Decision: Refused Date of Recommendation: 20.05.2010 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 R 1. The proposed modern conservatory would be an inappropriate form of development which would not respect the existing traditional Manx farmhouse. Accordingly, given the design, proportion and form the proposed conservatory would be contrary to the relevant policy as stated within the Isle of Man Strategic Plan and Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside. I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer. Decision Made : Refused Date : 25 May 2010 Signed : 11/11/11 Senior Planning Officer 20 May 2010 10/00514/B Page 3 of 4 --- *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/36254-lezayre-ballellin-farm-replacement-conservatory/documents/1352118*