**Document:** Planning Officer Report **Application:** 08/02288/B — Alterations and extensions to dwelling with leisure facilities **Decision:** Permitted **Decision Date:** 2009-03-02 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86757-baldrine-croit-ny-cabbyl-dwelling/documents/1537337 --- # Planning Officer Report ## Planning Report And Recommendations [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 THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached dwelling that is located on Ballamenagh Road in Lonan. The proposed development comprises the alteration and extension of the dwelling with leisure facilities. PLANNING HISTORY Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application. REPRESENTATIONS Lonan Parish Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. The Department of Agriculture, Fisheries and Forestry’s Inland Fisheries Manager expresses an interest in the planning application. PLANNING POLICY In terms of local plan policy, the application site is located within wider areas of land that are designated as i) open space/agricultural use; and ii) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. The Laxey and Lonan Area Plan Order 2005 contains one policy that is considered to be specifically material to the assessment of the planning application. Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general." In terms of strategic plan policy, in addition to general policies relating to development the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 16 states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." ### Assessment The planning application seeks approval for the alteration and extension of the dwelling, including the addition of associated leisure facilities. The proposal was the subject of pre-application discussions and the planning application includes 3D visualisations and supporting design statement. The proposed alteration and extension of the dwelling significantly alters the existing appearance of the dwelling and is unashamedly modern in design. It includes the provision of associated leisure facilities (i.e. gym sauna, etc. with outdoor natural swimming pool) within a linked extension that is hidden from general view due to it being earth sheltered and effectively underground. The main proposed external construction materials proposed to be used are cut ashlar stone, Poyllvaaish/Manx stone, shiplap cladding, glass and aluminium roofing. The proposed alterations also include the provision of a number of energy efficiency measures that should significantly improve the environmental performance of the dwelling. The existing dwelling was the subject of significant alteration and extension in the 1970s, resulting in the dwelling that currently occupies the application site. Evidence of any original traditional dwelling is difficult to find within the dwelling and it is considered reasonable to conclude that the dwelling in its current form has limited architectural merit. In terms of visual impact the application site and the existing dwelling can be seen from Ballamenagh Road and from further distance from the Coast Road above Groudle Glen. As such, in its present form, the existing dwelling is of poor form and occupies a prominent position within the countryside. The alteration and extension of the dwelling therefore represents an opportunity to reduce and improve the impact of the building as viewed by the public. After careful consideration of the proposed development it is concluded that whilst the appearance of the dwelling would dramatically alter as a result of the proposed alteration and extension the impact of the building as viewed by the public would be improved. The proposed development has been clearly designed to take account of the application site and its surroundings, and the change in appearance and visual improvement should be particularly noticeable from the Coast Road above Groudle Glen. Specifically, the choice of materials and innovate use of earth sheltering should result in an improvement over the visual impact of the existing dwelling contained within the application site. The planning application does not specifically detail the colour of the proposed aluminium roof and any planning approval should be subject to the specific colour being agreed prior to the commencement of development. Having had regard to the above it is concluded that the proposed development represents a significant visual improvement over the existing situation. As such, the proposed development accords with the provisions of Housing Policy 16 of the Isle of Man Strategic Plan 2007. Accordingly, it is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Lonan Parish Commissioners; The Department of Transport Highways Division; and The Department of Agriculture, Fisheries and Forestry’s Inland Fisheries Manager. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 16.02.2009 ### 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 approval relates to drawing no.s K173/P/10-01, K173/P/10-02, K173/P/10-03, K173/P/10-05, K173/P/10-06, K173/P/10-07, K173/P/10-08, K173/P/11-01, K173/P/12-01, K173/P/12-02 and K173/P/15-01 date stamped the 24th December 2008. *(Handwritten note: 1716 and 5)* C 3. Prior to the commencement of development details of the external colour finish of the aluminum roof must be submitted to and agreed by the Planning Authority. The choice of colour should take account of the visual prominence of the application site within the area. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made: **APPROVED** Committee Meeting Date: **27/2/09** Signed: **A. H. H.** Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate **#130/NO** --- *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/86757-baldrine-croit-ny-cabbyl-dwelling/documents/1537337*