**Document:** Officer Planning Report **Application:** 06/00641/B — Erection of an extension to provide tourist accommodation **Decision:** Permitted **Decision Date:** 2006-09-11 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80655-andreas-ballathona-farm-lhen-extension/documents/1469269 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report DESCRIPTION OF APPLICATION SITE - The application site is a two storey dwellinghouse at Ballathona Farm located at The Lhen. - The application site is set to the north of the A10. - The property is surrounded by fields. - The application site is within an area not zoned for development. - The site is also zoned as an Area of High Landscape or Coastal Value and Scenic Significance. ### Proposal - The application is seeking permission to erect a single storey extension to the existing dwellinghouse to provide a tourist unit. - The extension will project 7.4m to the north of the property and will project 10.8m to the east. Then, the extension makes a southern return of 4.1m before a further 3.5m projection to the east. - The extension wraps around east elevation of the dwellinghouse by 1.3m - The extension will provide a two bedroom tourist accommodation. ### Relevant Planning History - 05/00163/B - Erection of a 24m radio antenna supporting tower for amateur radio use – refused on 21.04.2005 - 02/01360/B - Erection of attached garage and conservatory to approved dwelling – granted 19.11.2002 - 02/00417/B - Installation of uPVC sliding sash windows to approved dwelling (PA 00/0856) – granted 23.07.2002 - 00/00856/B - Demolition of existing dwelling and outbuildings & erection of new dwelling – granted 05.02.2001 - 99/02060/B - Demolition and rebuilding of part of dwelling together with complete re-roofing – granted 07.04.2000 ### Development Plan Policies - Isle of Man Planning Scheme (Development Plan) Order 1982 - Planning Circular 1/88 – Residential Development in the Countryside. ### Statutory Consultation Responses - Highways Division of the DoT have objected to the application on the grounds that the visibility splays are inadequate to serve the needs of the additional traffic which will be generated from the new tourist accommodation. Visibility splays of 2metres by 54 metres are required to provide stopping sight distance for traffic travelling upto 50 miles per hour - Andreas Parish Commissioners have no objection to the application. ### Public Responses - Press notices were posted on 27.4.06 - Representations have been received from the Registration and Grading Commission, SPMCE, IoM Fire and Rescue Service and the IoMWA - The Registration and Grading Commission supports the application. They consider the proposal is in sympathy with the adjacent farmhouse and current planning policy specifically Planning Circular 10/91 - SPMCE have made the following comments: - This tourist accommodation involves a complete new build ‘dwelling’ albeit physically attached to the existing (seemingly enlarged several times) property. The Society has always opposed new tourist accommodation in the countryside and see no reason to react differently here. It has just too many attributes of a new house in the countryside (which, if the tourism market fails, it will surely become?). The Society strongly objects. - IoM Fire and Rescue Service have advised that the applicant consult the Fire Safety Dept in order to discuss the general fire precautions. - IoMWA advises the applicant to contact them with regard to connecting the unit to the water supply. ### Issues - The design of the extension is modest and in character with the existing dwellinghouse. I do not consider the proposed extension would adversely affect the visual amenities of the locality. - The tourist use of the extension would essentially be ancillary to the use of the main dwellinghouse and would not be very different to taking in guests authorised in the permitted development order. - The Highways Division of the DoT have objected to the application on the grounds that the visibility splays are inadequate to serve the needs of the development. - Given the permitted use for purposes incidental to the dwellinghouse, I do not generally believe the proposed use would increase the number of traffic movements from the site, which is a concern of the Highway Authority. I therefore consider the proposed use would not be prejudicial to highway safety. ### Conclusion I therefore recommend that permission be granted subject to conditions in the attached schedule. ### Party Status I consider that the following should be granted party status due to them being statutory consultees: - Andreas Parish Commissioners - Highways Division of the Department of Transport - IoM Fire and Rescue Service - IoMWA - Registration and Grading Commission I consider that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: ## - SPMCE ### Recommendation ## 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 permission relates to the erection of a extension for tourist accommodation as shown in drawing numbers 259/1/1, 259/1/2 and 259/1/3 date stamped 11th April 2006. C 3. No facing and roofing materials shall be used other than materials similar to those used on the existing building. C 4. The occupation of the accommodation hereby approved shall be limited to tourists by way of short term holiday lettings subject to the provisions of conditions 5 and 6 herein. C 5. No individual holiday letting shall exceed a length of 28 consecutive days between the period commencing on the 1st April and ending on the 31st September in each calendar year. ("the holiday let period"). C 6. Between the period commencing on the 1st October in each calendar year and the 31st March next following ("the non-holiday let period") individual lettings (which may include short term lettings to other than tourists) may exceed 28 consecutive days in length provided that all such lettings must terminate on or before the 31st of March in each calendar year. NOTE: SOZ CONSULT CFO NOTE: SOZZ WA. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made: Permitted Date: 8/9/06 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control M. I. McCauley Director of Planning and Building Control 30 August 2006 30 August 2006 --- *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/80655-andreas-ballathona-farm-lhen-extension/documents/1469269*