**Document:** Planning Officer Report 07/01109/B **Application:** 07/01109/B — Alterations and erection of extensions **Decision:** Refused **Decision Date:** 2007-10-16 **Parish:** Arbory **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83386-arbory-upper-kirkill-ballakillowey-road-alteration-extension/documents/1503501 --- # Planning Officer Report 07/01109/B ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The site defined in red represents the domestic curtilage of a detached and relatively isolated dwelling situated on the western side of the A36 Sloc Road, just opposite its junction with the Cronk y Dhooney/Belle Abbey Road (B44). The dwelling sits around 460m from the junction and to the west and is accessed via a lane which runs from just south of the junction across land which is not within the ownership of the applicant and then to a lane which runs up to the house and which is within the land identified as within the applicant's ownership or control. The existing dwelling is at the core a traditional stone-faced cottage with a two storey annex to the south west and a single storey garage to the north east. ## PLANNING STATUS The site lies 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 with a site of archaeological interest just to the south west. ### Planning History The following applications have been submitted in respect of this site: - PA 87/4192 - approval in principle for demolition of existing farmhouse and outhouses and construction of new farmhouse - refused for reasons relating to the visual intrusion of a new building and was without prejudice to an application for refurbishment of the existing cottage - PA 87/4755 - alterations and extensions to provide additional living accommodation, double garage and porch - permitted on review after initial refusal which was concerned about the size and scale of the resultant building - the scheme was undertaken and represents the scheme which is presently on site - PA 88/00331 - approval in principle for erection of farm bungalow - refused - PA 88/4427 - alterations and extensions to form additional living accommodation and garage - permitted - PA 90/0374 - alterations and extensions - refused - PA 95/0592 - approval in principle for conversion of garage into living accommodation and erection of barn - permitted - PA 97/1149 - conversion of garage into living accommodation - permitted on review after initial refusal - PA 97/1063 - erection of 5 stables and hay store - permitted - PA 02/0797 - creation of wildlife pond - permitted. ### The Proposal Now proposed is: - installation of a new style of windows in the front elevation - conversion of the garage to a study - erection of rear extension to provide a kitchen/dining room and master bedroom above and the construction of a rear porch. ### Representations There is a letter from the owner of the land of which the lower part of the access forms part. They point out that the plan is inaccurate in that not all of the access shown as within the applicant's ownership is so. They also point out that there would need to be an agreement with them regarding construction traffic using their access, particularly if there were to be damage to the access. They suggest that a condition is attached to require that they approve the building firm using the lane in order that they may have some security to confirm that they have no objections to the alterations and extensions to the property itself. Rushen Parish Commissioners and the Department of Transport Highways Division both indicate that they have no objection to the application. Fire Prevention Officer recommends that the internal layout is unsafe. ### Assessment The existing property is a prominent one in the landscape although, from the front, is viewed only from a distance. There is a public footpath which runs to the rear of the site although not immediately adjacent to the building. The existing side extension is rather unfortunate and the attached double garage more so. The proposed extensions will do little to improve this, particularly bearing in mind the unfortunate glazing pattern being imposed and the patio doors on the converted garage. The rear elevation is arguably a marginal improvement on the existing as it adds interest although again the window pattern - side hung casements - is quite wrong. I have written to the applicant on 17th July and 14th September, 2007 in respect of the window pattern and trying to obtain an accurate plan which shows the land ownership which is the concern of the neighbouring land owner, but have received no further plans to date. ### Party Status The owner of the adjacent land is directly affected by the proposal, although their comments are largely concerned with access rights which are civil matters. As such they should be afforded party status in this instance. The points raised by the Isle of Man Fire and Rescue Service are the responsibility of the Building Regulations and as such this party should not be afforded party status in this instance. ### Recommendation Recommended Decision: Refused Date of Recommendation: 01.10.2007 ### 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 R 1. The introduction of a side hung casement window pattern throughout the property, and patio doors on the front elevation would be detrimental to the appearance and character of the property which is a prominent one viewed from the A36 public highway to the east and from the public footpath which runs to the rear of the site. - 1. The Fire Prevention Officer recommends that the internal layout is inherently unsafe due to the main staircase being accessed from and discharging into the family room. - 2. It has been suggested by the owner of adjacent land that the site ownership as defined in the application is incorrectly shown. Decision Made : ... Committee Meeting Date : ... 1 October 2007 07/01109/B Page 4 of 4 --- *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/83386-arbory-upper-kirkill-ballakillowey-road-alteration-extension/documents/1503501*