**Document:** Planning Committee Agenda Report **Application:** 06/00890/B — Alterations and extensions to dwelling to provide additional living accommodation **Decision:** Permitted **Decision Date:** 2006-08-14 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80732-santon-high-bank-dwelling/documents/1470133 --- # Planning Committee Agenda Report **Application No.:** ** 06/00890/B **Case Officer :** Miss S E Corlett ### Consultations ### Private representations ### Planning **Applicant:** ** Mr & Mrs V Garvey ** **Proposal:** ** Alterations and extensions to dwelling to provide additional living accommodation ** **Site Address:** ** High Bank Knock Froy Road Santon Isle Of Man IM4 1JD ** ## Officer's Report #### The Site The site represents the curtilage of an existing residential property located on the eastern side of the Castletown Road (A5) accessed therefrom by a narrow lane leading to Knock Froy scramble track and beyond. The existing house is a modern bungalow and sits alongside another residential property - Cronk Froy which has been the subject of significant alterations and extensions resulting in rebuilding the house in a traditional style incorporating the floorspace in some of the outbuildings which have been replaced (PA 04/2503). ### Planning Status The site lies within an area of an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982. ### Planning History Planning permission was sought for the alterations and extensions of the existing bungalow under PA 05/1366. This was refused due to the appearance of the extended property and the lack of traditional elements and design, "respecting the traditions of rural Manx buildings". Other applications submitted in respect of this site include: - PA 03/1886 - extension to dwelling - permitted - PA 94/0935 - construction of extension and garage - permitted - PA 90/1139 - construction of extension and garage - permitted. ### The Proposal Proposed now is a new scheme to extend and remodel the existing property. The new property is larger in footprint than the existing (around 165 sq. m compared with 255 sq. m as proposed). The new scheme has a central two storey element and dormer accommodation above one side of the property. The two storey element is strictly vernacular in proportion and detail with sliding sash windows, conservation roof lights and substantial stacks and the whole two storey element will be 3.5m taller than is the existing dwelling. ### Assessment The scheme is not dissimilar to the remodelling of "Cronk Froy" in size and scale although there were more buildings on that site prior to the scheme going ahead. The scheme now certainly appears more traditional than previously and satisfies previous concerns in this respect. The only area of concern is the size of the property and its prominence in the landscape. It will be, however close to another similar property whose prominence has increased since the approved works were carried out. The proposed two storey element will be the same height as that of the new house alongside at "Cronk Froy". The proposal appears to me to promote a traditional alternative to the previous scheme and to satisfy the concerns raised previously. The neighbour at Cronk Froy who objected previously raises no objection to this scheme and supports it in writing. The Department of Transport Highways Division recommend that visibility splays of 2m by 18m at the entrance of the drive to the lane and that three off-street parking spaces are required. The proposal results in a slightly larger dwelling than is presently on site but arguably not so much so as to warrant a requirement for additional works to be undertaken to the junction of the access with the lane. In addition, no such works were required for the alterations and extensions of Cronk Froy alongside (PA 04/2503) which shares the same access onto the lane as this property. The Department of Transport has indicated that these visibility splays are practicable within land which is owned by the applicant ### Party Status Isle of Man Water Authority and the Department of Transport Highway Division are statutory authorities and as such should be afforded party status in this instance. The occupants of Cronk Froy are directly alongside the site and should be afforded party status in this instance as in the case of the previous application. ### Recommendation **Decision Recommended by the Director of Planning and Building Control:** Permitted **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 alterations and extensions shown in drawings reference 1.1.05, 7.2.06 and 9.3.06 all received on 26th May, 2006. **C 3.** The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works. **C 4.** Visibility splays of 2m by 18m must be available to drivers of vehicles emerging from the site onto the access lane and emerging from the access lane on to the lane leading to the Castletown Road, prior to the commencement of works on site. If this results in engineering operations over and above those shown on the approved plans, further plans must be submitted and approved by the Planning Authority in this respect. **N 1.** There are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6. **N 2.** Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application. --- *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/80732-santon-high-bank-dwelling/documents/1470133*