**Document:** Officer Planning Report **Application:** 10/00731/B — Erection of a conservatory to south elevation **Decision:** Permitted **Decision Date:** 2010-07-13 **Parish:** Arbory **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36370-arbory-kirkle-farm-ballakillowey-road-conservatory/documents/1353372 --- # Officer Planning Report **Application No.:** ** 10/00731/B ** **Applicant:** ** Mr Roy Tilleard ** **Proposal:** ** Erection of a conservatory to south elevation ** **Site Address:** ** - Kirkle Farm - Ballakillowey Road - Colby - Isle Of Man - IM9 4BW ### Considerations **Case Officer:** Miss S E Corlett ** **Photo Taken:** ** 17.06.2010 ** **Site Visit:** ** 17.06.2010 ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose, has no traffic management or road safety implications. **Consultee:** Rushen Commissioners **Notes:** No objection ### Officer's Report #### The Site The site represents the residential curtilage of an existing dwelling situated on the western side of the A36 Sloc Road to the west of the B44 Ballakilpheric Road. The property sits some 140m from the Sloc Road. The property is an extended traditional cottage whose original proportions have been expanded to the front, rear and side but the property retains much of its traditional character and detailing albeit in a larger form. The cottage is visible in the wider landscape, amongst other outbuildings although not particularly conspicuous from closer up due to the height of roadside hedges and the position of other existing buildings. #### Planning History Planning permission was sought for the following developments: - PA 87/4192 - approval in principle for demolition and replacement of the farmhouse - refused - PA 88/0331 - approval in principle for erection of farm bungalow - refused - PA 88/1470 - approval in principle to erect farmhouse - permitted - PA 89/4149 - alterations and extensions - permitted - PA 94/0834 - approval in principle for repairs to existing outbuildings and alterations to create residential and agricultural accommodation - permitted - PA 94/1774 - replacement of redundant building with garage - permitted PA 95/0121 - conversion of outbuilding to residential accommodation - permitted PA 96/0512 - erection of agricultural buildings - permitted and extensions to farmhouse - refused PA 96/1073 - alterations to form additional living accommodation - permitted on review PA 04/0686 - construction of helicopter landing pad - refused ## Planning Status The site lies within an area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. On the draft Southern Area Plan which was published on 23rd October, 2009 the site lies within an area of Southern Uplands where the following advice is provided: "Landscape Character Area 1 - Southern Uplands: The Southern Uplands are punctuated, like much of the southern landscape, by towers of one sort or another. Former mine buildings generally have a positive visual impact, and have value and interest in terms of the built, cultural, and historic landscape. However, more modern structures usually lack visual attraction, and are often sited in particularly conspicuous locations. Environment Policy 1: Extant built remains of former mine workings and their settings should be preserved wherever it is possible and consistent with the need to make such workings safe. Environment Policy 2: Modern communications masts and structures should, whenever opportunities arise, be removed or, if necessary, replaced by structures which are smaller and less conspicuously sited. As is identified in the Landscape Character Assessment report, there are in the South, a number of coniferous plantations with rather abrupt edges; these have an artificial appearance which does not accord with the natural landscape. Environment Policy 3: When harvesting or storm damage provide an opportunity for clearance or replanting of plantations, consideration should be given to achieving landscape improvement by the use of "soft" edges and mixed planting." The draft Landscape Character Assessment provides the following advice in respect of this landscape type: "Type A: Uplands The overall strategy for the protection and enhancement of the Uplands Landscape Character Type is to conserve and enhance: the predominantly open and exposed character of the moorland hills and mountain summits; the generally uninterrupted skyline and panoramic views across the lower slopes and plains towards the sea; the strong sense of tranquillity and remoteness; and the distinctive features of cultural heritage and nature conservation interest. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:- * Housing and business development would be out of place within the predominantly open, exposed, and visually-sensitive Upland landscapes; * Any buildings which are deemed necessary should avoid exposed or visually-prominent locations, and should reflect local building materials and styles; * Care should be taken not to compromise the sparsely-settled pattern of isolated, small-scale farmsteads within the Uplands; * Care should be taken to minimise visual clutter of highways infrastructure and signage on the unenclosed and simple character of rural roads that cross the Uplands; * Vertical telecommunication masts or structures, or renewable-energy development such as wind turbines, may be out of place within the predominantly open, exposed, and visually-sensitive Upland landscape, and care should be taken to ensure that the location of such development does not dominate the landscape." ## The Proposal Proposed now is the addition of a conservatory on the southern elevation, set back from the forwardmost and rearmost extents of the property. The conservatory is to be 6.2 m by 3.4 m and 3.3 m high to ridge level. The conservatory will have a cement plinth and have a white plastic frame under a polycarbonate roof. ### Representations Highways and Traffic Division indicate that they do not oppose the application. ### Assessment The proposal should be considered in the light of Housing Policy 15 which 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)." In this case the property has already been significantly extended - the PA 89/4149 application proposed the existing rear extensions and the PA 96/1073 application proposed the two storey front annex. Since 1996 the property has not been extended. The proposed conservatory represents significantly less than of the existing floor area ( ) although the original floor area has been extended by as existing. The proposed conservatory would represent a further over and above the existing extensions to the original floor area which were undertaken 14 years ago and previous to that. As such, it is considered that the proposed conservatory complies with Housing Policy 15 and is recommended for approval. The conservatory will be largely hidden from public view by the contours of the ground and the roadside hedges and as such there will be no adverse impact from the proposal. ### Party Status The local authority 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. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 01.07.2010 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 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 drawings 01,02 and 03 all received on 17th May, 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/36370-arbory-kirkle-farm-ballakillowey-road-conservatory/documents/1353372*