**Document:** Officer Planning Report Recommendation **Application:** 10/01169/B — Alterations, erection of a porch and installation of replacement windows **Decision:** Permitted **Decision Date:** 2010-09-23 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36911-lezayre-ballellin-farm-glen-mona-loop-alterations-erection-porch/documents/1359123 --- # Officer Planning Report Recommendation **Application No.:** 10/01169/B **Applicant:** Mr Robert W Quayle **Proposal:** Alterations, erection of a porch and installation of replacement windows **Site Address:** Ballellin Farm Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HJ ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Maughold Commissioners Notes: No concerns ### 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 10 September 2010 10 / 01169 / B 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 The following previous planning application is considered relevant in the assessment and determination of this application:- Erection of porch and conservatory including the installation of replacement windows - 10/00514/B REFUSED on the following grounds:- 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." PROPOSAL The proposal seeks approval for the alterations, erection of a porch and installation of replacement windows. The existing timber windows are to be replaced with uPVC windows. 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 179.5 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. The proposed windows have been indicated to be replicated but with uPVC windows. There are no concerns with these proposals. **RECOMMENDATION** Overall, the proposed extension would comply 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 approved. ## **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 **Recommendation** **Recommended Decision:** Defer Legal Agreement **Date of Recommendation:** 09.09.2010 **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 approval relates to the alterations, erection of a porch and installation of replacement windows as proposed in the submitted documents and drawings RWQ/1II, RWQ/2II, RWQ/3II, RWQ/4II, RWQ/5II and RWQ/6II all received on 4th August 2010. ## **C 3.** The external finishes of the extension must match those of the existing building in all respects. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made :** Defer Legal Agreement **Date :** ................................................................................................................................................................................ 10 September 2010 10/01169/B Page 3 of 4 Signed :................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ --- *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/36911-lezayre-ballellin-farm-glen-mona-loop-alterations-erection-porch/documents/1359123*