**Document:** Officer Planning Report **Application:** 09/01182/B — Erection of an extension to dwelling house **Decision:** Permitted **Decision Date:** 2009-09-01 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63580-baldrine-baldrine-manor-extension-dwelling/documents/1383556 --- # Officer Planning Report **Application No.:** 09/01182/B **Applicant:** Mr \& Mrs Jonathan Tatlow **Proposal:** Erection of an extension to dwelling house **Site Address:** Baldrine Manor Ballagawne Road Baldrine Isle Of Man IM4 6EP ### Considerations Case Officer : Mr Gary Barr **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Lonan Parish Commissioners Notes: Approve ### Officer's Report ### The Site The application site represents the residential curtilage of "Baldrine Manor" which is an existing large detached dwelling situated to the north of Baldrine. The property sits in a significant plot, which adjoins the Ballagawne Road to the south west and comprises of a two storey manor house, with courtyard and detached garage. Ballagawne Cottage and Ballagawne Farm are located to the south on the opposite side of Ballagawne Road. ### The Proposal The proposed planning application is seeking approval for the erection of a single storey lean to extension, to enlarge the kitchen on the front elevation. The extension would project to match the existing kitchens front elevation, together with a width of 2100 mm and at a height of 4300 mm . The proposed extension would be finished with a matching window, painted stone, natural slate and verge capping and facings. ### Planning Status The application site is located within an area of "High Landscape Value and Scenic Significance" on the Laxey and Lonan, Local Plan (Map 2), 2005. The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application - 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)". 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 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". PLANNING HISTORY The following previous planning applications should be considered relevant to the assessment of the current planning application: PA 06/01943/B - Conversion of existing stone outbuilding to ancillary guest accommodation - Permitted PA 07/00347/R - Continuation of use of land for storage of plant and vehicles for arboricultural business - Permitted REPRESENTATIONS Lonan Parish Commissioners have approved the proposed development. The Department of Transport Highways Division do not oppose as there would be no traffic management, parking or road safety implications as a result of the development. ## ASSESSMENT The existing front elevation appears to be asymmetrical, with its windows, door, roof etc forming a disproportionate fascia. As such, the introduction of the proposed minor extension would have a limited impact on the external form of the manor house. This is a result of its modest scale and design, with its single storey structure and matching finishes throughout, which would ensure that the new built form would blend in with the existing. The private and public residential amenity of the neighbouring properties would not be adversely affected by the proposed application due to the boundary wall screening the majority of the development, due to the proposal being set off the boundary and with sufficient separation between the proposal and the neighbouring properties of Ballagawne Cottage and Ballagawne Farm (on the opposite side of Ballagawne Road). It is considered that the proposal would protect the character and quality of the landscape and location due to its minor scale; the majority of which would be screened from the public thoroughfare. As such, the proposal would be appropriately scaled as not to introduce a dominant 27 August 2009 09/01182/B feature within the locality; it would be in-keeping with the appearance of the existing property, without adversely affecting the surrounding area in general. **RECOMMENDATION** For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. **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: - The Department of Transport Highways Division - Lonan Parish Commissioners **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 27.08.2009 **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 submitted Drawings 232.1, 232.2, 232.3, and 232.4 all received on 16th July, 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer **Decision Made :** Permitted **Date :** 28.18.19 **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/63580-baldrine-baldrine-manor-extension-dwelling/documents/1383556*