**Document:** Planning Officer Report Recommendation **Application:** 09/01938/B — Erection of an extension to provide a swimming pool and associated facilities **Decision:** Permitted **Decision Date:** 2010-03-04 **Parish:** Marown **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64157-marown-nab-farm-top-road-extension/documents/1391895 --- # Planning Officer Report Recommendation **Application No.:** ** 09/01938/B ** **Applicant:** ** Mrs Margaret Baxter ** **Proposal:** ** Erection of an extension to provide a swimming pool and associated facilities ** **Site Address:** ** - The Nab Farm - Top Road - Crosby - Isle Of Man - IM4 4HL --- ### Considerations **Case Officer:** Mr Steve Stanley ** **Photo Taken:** ** - **Site Visit:** - **Expected Decision Level:** - Senior Planning Officer --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** - Marown Parish Commissioners **Notes:** No objection --- ### Officer's Report #### The Site This application relates to the curtilage of the detached dwelling known as 'The Nab', Top Road, Crosby. The property sits in its own substantial grounds with its closest neighbours being Little Mount to the south and Coan Reary to the south west. #### Planning Status The proposal site can be identified on the 1982 Development Plan Order as an area of white land and as such represents the open countryside. The site is therefore not zoned for development. The Isle of Man Strategic Plan – June 2007, particularly Housing Policy 15, is relevant to this proposal. #### Planning History This property has a considerable history of planning applications. The following are considered to be relevant to this proposal: - 00/01224/PART2 sought permission for the conversion of an existing barn to additional living accommodation. This was refused and subsequently approved at Appeal. - 04/02559/B made amendments to this earlier application and was permitted on the 21st April 2005. --- 3 March 2010 09/01938/B 07/00909/B sought approval for the replacement of existing flat roof over garage with a pitched roof incorporating additional living accommodation. This was permitted. 08/00730/B sought approval for the erection of a detached garage with store/games room above. This was refused at appeal. 08/01246/B sought approval for the erection of a two storey extension. This was refused and a subsequent appeal into this decision has been deferred. ## The Proposal This proposal seeks permission for the erection of an extension to provide a swimming pool and associated facilities. The extension would be to the western elevation of the building and would be single storey, set into the ground as a result of proposed excavation works. The front wall of the extension would be finished in Manx stone and its form and use of finishing materials would follow the existing building. The extension would provide for a swimming pool with shower, sauna, steam room and W.C. ### Representations The DOT Highways Division do not oppose the application. Marown Parish Commissioners have no objection to the application. ### Assessment As the proposed extension relates to a traditionally styled dwelling, Housing Policy 15 of the Isle of Man Strategic Plan is relevant. This policy 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).' The property in question has been the subject of a number of later alterations and additions which have increased the floor area of the dwelling. However it is not clear exactly how each of these previous developments should be assessed in terms of additional floor area. For instance, and in particular the conversion of the attached barn to form living accommodation has increased the floor area of the original dwelling however this was an existing structure and Housing Policy 15 requires that outbuildings be excluded from floor area calculations. It seems logical to not include this area in the calculation of floor area. The proposed extension, when combined with previous additions to the dwelling represents approximately of the original building and as such is just within the limitation imposed by Housing Policy 15. The design of the swimming pool extension is judged to be in-keeping with the existing dwelling and as such respects the proportion, form and appearance of the existing property. Existing mature trees to the south of the proposed extension would provide screening to the new extension and the use of Manx stone to the front elevation would result in a muted appearance. These factors combined with the set back of the extension and its single storey design will result in an acceptable low visual impact. Based on this assessment it is judged that the proposal meets the criteria set out by HP 15 above and accordingly it is recommended that this application be approved. ### Recommendation It is recommended that this 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 DOT Highways Division ## Recommendation Recommended Decision: Permitted Date of Recommendation: 03.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 an extension to provide swimming pool and associated facilities, The Nab Farm, Top Road, Crosby as shown by WL/09/1128/2, WL/09/1128/3 and WL/09/1128/4 all received 27th November 2009. C 3. All trees shown on plan WL/09/1128/2, with the exception of those drawn as dashed lines shall be retained and afforded adequate protection during any works associated with the approved development. 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 : 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/64157-marown-nab-farm-top-road-extension/documents/1391895*