**Document:** Officer Planning Report **Application:** 07/01440/B — Alterations, erection of extensions and creation of a new vehicular access and driveway **Decision:** Permitted **Decision Date:** 2007-10-19 **Parish:** Arbory **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83813-arbory-walton-cottage-extensions-access-driveway/documents/1509321 --- # 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 ## Written Representations ## Consultations ## Officer's Report ### The Site The site represents the curtilage of an existing cottage which faces south and sits on the eastern side of the A36 Ballakillowey Road just to the north of Ballakillowey. The cottage is largely traditional but for a rather awkward porch on the front. There is a large sycamore tree very close to the front of the property. The cottage sits immediately alongside the road and has a small immediate curtilage with some land behind and in front. There is a larger area to the south, east and north east of this before the land becomes open agricultural field to the north, east and south, which is also associated with the cottage. ### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as of an Area of High Landscape or Coastal Value and Scenic Significance. ### Planning History The following applications have been submitted in respect of this property: PA 89/0252 - demolish existing porch and construct ground floor wc and storm porch - permitted
PA 90/0388 - approval in principle for residential development - refused on appeal PA 93/1323 - approval in principle for ground floor extension - permitted PA 97/1108 - approval in principle for extension - permitted PA 98/0905 - extension to dwelling and creation of new driveway and access - refused on review ### The Proposal Now proposed is an extension to the rear and side of the property together with modifications to the existing front porch and the creation of a new access to the south of the cottage. The extension will provide two more bedrooms on the first floor and a large family room and kitchen on the ground floor. The extension projects approximately half the width of the house to the east at two storey level and then steps down to a single storey level to the east of this with a rear two storey annex which extends to less than the depth of the existing cottage. The front porch is, unfortunately to be retained but provided with more sympathetic glazing to match the existing cottage. The two storey annex is marginally - 150mm - lower than the ridge on the existing cottage. The rear extension helps break up the elongated ridge as viewed from the north. ### Representations Rushen Parish Commissioners indicate that they have no objection to the application but note that there may be an application for stabling in association with the use of the agricultural land to the east. Department of Transport Highways and Traffic Division indicate that they do not oppose the application. ### Assessment The extensions will increase the existing footprint by 100% however, in a broken form which does not appear as a doubling in size. The form of extension is not unusual and can be found in other properties in the Colby-Ballakillowey area. The Strategic Plan states that "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). In this case, the floorspace will be increased be slightly less than 100% (112 compared with the extension of 105 sq. m). High View Cottage and Empress Villa, to the south and north of the application site both have extensions of a less attractive form but similar if not greater size. The original core of the cottage is to be retained in the proposed scheme: the cottage is not becoming a large house and the window form and proportions of the extensions are all sympathetic to the existing. I do not consider that there is any adverse impact from the proposed development. The existing access is not safe: cars may be parked to the rear of the cottage with no visibility in either direction onto the A36. The 1998 application was refused only for reasons relating to the extensions, not the access. The principle of extension of the property was accepted under PA 97/1108 subject to the extension being in accordance with the provisions of Planning Circular 3/91. The subsequent detailed application was refused because the extensions were poorly designed and not in accordance with this Circular and was considered to be overly-dominant in the landscape. This latest proposal does not dominate either the existing cottage or the landscape. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. ## Recommendation Recommended Decision: Approved Date of Recommendation: 11.09.2007 ### 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 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 AT 896.1 and -.2 and the site and location plans all received on 1st August, 2007. C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. No approval is hereby granted to the residential use of all of the land outlined in red on the location plan. The residential curtilage shall extend no further north, east or south than that area identified in the 1:200 site plan, reference AT 896.1 received on 1st August, 2007. 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 : Date : 11.09.2007 Signed : [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *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/83813-arbory-walton-cottage-extensions-access-driveway/documents/1509321*