**Document:** Officer Planning Report Recommendation **Application:** 08/01219/B — Extension to dwelling to replace existing conservatory **Decision:** Permitted **Decision Date:** 2008-09-02 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85668-greeba-cronkbreck-house-replacement-extension/documents/1527425 --- # Officer Planning Report Recommendation **Application No.:** 08/01219/B **Applicant:** Mr \& Mrs M Atherton **Proposal:** Extension to dwelling to replace existing conservatory **Site Address:** Cronkbreck House Main Road Greeba Isle Of Man IM4 3LG ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Delegation ### Written Representations Cronkbreck House Main Road Greeba Isle Of Man ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : German Parish Commissioners Notes: Consultee : Chief Fire Officer Notes: Note received ### Officer's Report ### The Site The application site represents the curtilage of Conkbeck House, Main Road, Greeba, German. The property is located on the south side of the main A1 Peel Road with Cronkbeck Farm situated on the opposite side of the road. The dwelling is sited so as to be side onto the road and has a substantial garden extending to the south. Cronkbeck House is a traditional property having two parallel sections with a projecting rear gable which is a relatively recent addition. The site is set below the level of the road and is partially screened by boundary planting. ### Planning Status The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered relevant in the assessment and determination of this application: 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 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: 97/00430/B sought approval to alter and extend the dwelling. This was approved. 98/01020/B sought approval erect a garden shed and extend the dwelling. This was approved at review. 02/00549/B sought approval to alter the access off Kerrogarrow Road. This was approved. 07/00046/B sought approval for visibility improvements at the highway junction and the entrance to the dwelling. This was approved. ### Representations The Department of Transport Highways Division does not object to this application subject to adequate parking being provided on site. German Parish Commissioners have not commented on this application. The Isle of Man Fire and Rescue Service has commented on this application in relation to Building Control issues. We have received no privately written representations in relation to this planning application. ### The Proposal This application seeks approval for the extension of the dwelling to replace an existing PVC conservatory. The extension would be to the south elevation and would provide two additional bedrooms and a kitchen/diner. The extension would step down in height from the existing building and would have a traditional form and appearance. ### Assessment Housing Policy 15 provides guidance on the extension of traditional dwellings in the countryside. It is generally accepted that in order to protect the character of older properties, extension should be limited in size so as not to dominate the original dwelling. In the case of this property, there have been extensions made in the past which have elongated the side elevation which faces onto the main road. It is considered that this has to an extent been to the detriment of the original dwelling mainly because the extent of projection is too great undermining the form and massing of the original building. Notwithstanding the above, the current application proposes a well-resolved extension which is subordinate to the existing original core of the property and introduces features which are sympathetic to the character of Cronkbeck House. The removal of the existing modern PVC conservatory would represent an improvement to the property. A dummy chimney stack would be erected between the existing dwelling and the proposed extension which would act as a visual marker showing where the new section begins. The property would be re-roofed in Welsh slate. The proposed extension would, in culmination with previous extensions, exceed the limit normally prescribed to traditional properties in the countryside. However, in this particular case it is judged that the design of the proposed extension is sympathetic and would not be particularly visible from the main road due to its siting and the fall in level of the site from the road. The extension of the front section of the building would actually provide some alleviation to the overly long projecting rear extension. It should be noted that it is highly unlikely that any further extensions to this property would be permissible when assessed against the policies contained within the Strategic Plan. ## Recommendation It is recommended that the application be approved. ### 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. German Parish Commissioners. Accordingly the following parties are not granted Interested Party Status: The Isle of Man Fire and Rescue Service ### Recommendation Recommended Decision: Permitted Date of Recommendation: 28.08.2008 ### 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 approval relates to the erection of an extension in place of an existing conservatory, Cronkbeck House, Greeba as shown by the plans and information Location Plan, 940.1 and 940.2 submitted and date stamped 23rd June 2008. C 3. The external finishes of the extension must match those of the existing building in all respects. N 1. The applicant is advised that further extensions to the property are unlikely to meet with the policies contained within the Isle of Man Strategic Plan. I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control) Decision Made : Permitted Date : Signed : 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/85668-greeba-cronkbreck-house-replacement-extension/documents/1527425*