**Document:** Planning Report and Recommendations **Application:** 09/01930/B — Alterations and erection of extensions to dwelling house **Decision:** Permitted **Decision Date:** 2010-01-25 **Parish:** Marown **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64168-marown-close-mooar-glen-darragh-road-alteration-dwelling-extension/documents/1391992 --- # Planning Report and Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of the residential property Close Mooar, Glen Darragh Road, Glen Vine, Marown, a detached property located to the west of the Glen Darragh Road. The dwelling is double fronted and has two rear projecting gables to the rear. The roof is currently finished with cement tiles however there has recently been approved an application which proposed the re-roofing of the property with natural slate. #### The Proposal This application seeks approval for alterations and the erection of extensions to the property. The proposal represents a revised scheme to that refused under PA08/02194/B (see history below). There would be two, 2 storey extensions built, one to the front elevation and one to the rear. The extension to the front would be a projecting gable and would incorporate a feature gable window at first floor level. To the rear a further projecting gable extension would be added. Alterations to the property would include the revision of a single storey section to the rear, the installation of a lantern light and the creation of a gable over an existing window on the front elevation. The roof would be finished in natural slate and all new windows would be uPVC. The exterior walls would be rendered to match the existing building. #### Planning Status The application site is located within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant to be this proposal: 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 50% of the existing building in terms of floor space (measured externally)." ## PLANNING HISTORY The following previous planning applications are considered relevant in the assessment and determination of this application: PA08/02194/B sought approval for alterations and erection of extensions to dwelling. This was refused by the Planning Authority for the following reason: "The proposed extensions fail to respect the proportion, form and appearance of the existing property and as such would be detrimental to the existing character of the property contrary to Housing Policy 15 of the Isle of Man Strategic Plan 2007." At appeal, the appointed Inspector recommended that the application be refused however the reason for refusal was not that given by the planning officer but instead read as follows: "The details of the design proposed do not respect the character of the existing building, and do not make a positive improvement to the environment, contrary to the planning aims of the Government Plan, and to Strategic Policy 5 of the Strategic Plan." The application was refused by the Minister. PA08/01463/B sought approval for the erection of a replacement detached garage. This was approved. PA08/01284/B sought approval for the installation of replacement windows. This was approved. PA08/00218/B sought approval for the re roofing of dwelling with natural slate. This was approved. PA08/00213/B sought approval for the erection of a replacement garage and car port with ancillary accommodation above. This application was withdrawn. PA07/02310/B sought approval for the creation of a new access. This was approved. REPRESENTATIONS The Department of Transport Highways Division does not object to this application. Marown Parish Commissioners have made no comment on this application. ## ASSESSMENT In considering the previous planning application (08/02194/B) the Planning Authority had concluded that whilst the additional floor area created by the proposed extensions would be slightly less than the 50% threshold set out by Housing Policy 15, the proposed extensions would fail to respect the proportion, form and appearance of the existing property and as such would be contrary to the intentions and objectives of adopted planning policy. However, at appeal the Inspector found that the proportion and form of the existing dwelling is not consistent with that of a traditional dwelling which would be assessed under the provisions of HP15 and as such HP16 should apply which states that the extension of non-traditional dwellings or those 18 January 2010 of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. The Inspector commented at Paragraph 14 of his report that "I do not consider that in general massing they [the proposed extensions] would add to the impact of the building in a manner which would be harmful, even though the building would be visible. It follows from the above that the scale and general form of the extensions proposed previously were judged to be acceptable however more detailed design matters were raised as concerns and the collective impact of these led to the application being refused. This application seeks to address the concerns raised and as such the general massing of the extensions remains however amendments to certain features have been made. The Inspector found the previous scheme to have an indiscriminate mixture of styles and as a result failed to produce a design of quality. The specific areas of concern were highlighted as: 1. the variety of small gables 2. the contrast between the "cottage style" additions on the front elevation and the overtly modern approach to the main gable. The revised proposal addresses these issues by removing the small gables and refining the portico feature over the front door. The result is a more streamlined overall design which satisfactorily balances the existing features of the building with the bold gable feature window. It is judged that the proposal is now acceptable. RECOMMENDATION Permit. 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 Marown Parish Commissioners Recommendation Recommended Decision: Permitted Date of Recommendation: 18.01.2010 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. 18 January 2010 This approval relates to alterations and erection of extensions to dwelling house, Close Mooar, Glen Darragh Road, Glen Vine, Marown as shown by LOC 1, AT 967.1, AT 967.2, AT 967.3 REV 1 and AT967.4 REV 1 all received 25th November 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 : 25/11/10 Signed : MMMCP 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/64168-marown-close-mooar-glen-darragh-road-alteration-dwelling-extension/documents/1391992*