**Document:** Officer Report **Application:** 15/00260/B — Erection of a two storey extension to dwelling **Decision:** Refused **Decision Date:** 2015-05-13 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5795-lonan-baljean-cottage-extension-dwelling/documents/916366 --- # Officer Report **Application No.:** 15/00260/B **Applicant:** Mr Toby Marshall **Proposal:** Erection of a two storey extension to dwelling **Site Address:** Baljean Cottage Baldhoon Road Laxey Isle Of Man IM4 7QL Case Officer : Miss Melissa McKnight **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Baljean Cottage, a two storey traditional Manx dwelling located to the north of Baldhoon Road in Laxey. - 1.2 The site is accessed via a narrow track that travels north from Baldhoon Road and serves seven other dwellings; Bamfields, Ballamillghyn Farm, Smilers Barn, Cor-Valley, The Quarry, North Baldrine Farm and Baljean Farm. The dwelling is visible from Baldhoon Road. 2.0 THE PROPOSAL - 2.1 This planning application seeks approval for the demolition of an existing single storey lean to extension on the south west elevation and erection of a new two storey extension providing a lounge, porch and WC at ground floor and en-suite bedroom at first floor. - 2.2 The proposed new extension would project approximately 2.8 metres from the front elevation, have a wdith of 5.3 metres, 1.4 metres porch and overall height of 6 metres. The extension would be approximately 71.8% increase in floor area. - 2.3 The extension would be finished in part smooth render with timber cladding to the upper portion of the projecting two storey gable. The remaining extension would be finished with smooth render with a slate roof. The front elevation of the extension would comprise a large ground floor picture window with almost full upper gable glazed window. 3.0 PLANNING HISTORY - 3.1 The application site has been the subject of four previous planning applications, all of which were granted planning approval unless otherwise stated and have been listed below: PA 11/00409/B: Erection of a replacement dwelling. PA 09/00317/B: Erection of replacement dwelling and amended vehicular access. This previous planning application was refused. PA 02/01986/B: Erection of replacement porch and side shed. PA 00/01834/B: Installation of uPVC windows to replace existing. 4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as an Area of High Landscape or Coastal Value and Scenic Significance under the Laxey and Lonan Area Plan 2005. To the north west of the application site is St Matthews Chapel, recognised as a site of architectural interest under the Area Plan. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application: General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) - b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) - c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment - d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) - e) location-dependant development in connection with the working of minerals or the provision of necessary services; - f) building and engineering operations which are essential for the conduct of agriculture or forestry - g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and - h) buildings or works required for interpretation of the countryside, its wildlife or heritage." - Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - a) the development would not harm the character and quality of the landscape; or - b) the location for the development is essential." Environment Policy 40 states: "Development will not be permitted which would damage, disturb or detract from an important archaeological site or an Ancient Monument or the setting thereof." Housing Policy 15 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 50% of the existing building in terms of floor space (measured externally)." 4.3 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains one policy that is considered materially relevant to the assessment of this current planning application: Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form." ## - 5.0 REPRESENTATIONS 5.1 Lonan Parish Commissioners recommend the application be approved (18/03/2015) - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (30/03/2015). ## - 6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the application are the principle of the extension, the impact upon the character and appearance of the property, the percentage increase in terms of floor area and the impact upon the character and appearance of the area in general. - 6.2 When visiting the site and area it was evident that the dwellinghouse is apparent when travelling along Baldhoon Road, though these are distant views. Although the views would be distant, merely arguing that development is not wholly visible does not give an automatic justification for the relaxation of policies relating to new development. - 6.3 Consequently, it is important to consider that any development is in keeping and appropriate for the traditional property. It should be noted that Housing Policy 15 relates to extensions and/or alterations to traditional properties whether they be apparent from public view or not. - 6.4 Housing Policy 15 states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property. The existing dwelling is an attractive traditional dwelling which benefits from its traditional proportions and balanced appearance. - 6.5 The proposed extension would be inappropriate in terms of its size, scale, massing and proportions. Planning Circular 3/91 provides a guide to the design of residential development in the countryside. The proposed development has not followed the principles set out in this design guide and as a result fails to respect the existing dwelling. The proposed extension is considered to be fairly intrusive and would not respect the existing property in terms of proportion, form and design. 6.6 Housing Policy 15 goes on to state that only exceptionally will permission be granted where extensions measure more than 50%. As set out under the proposal the extension would result in an increase in floor area of just less than 72%. The proposed extension is judged to be completely out of keeping with the existing building and would significantly increase the size and scale of the building and would dramatically alter the style and character of the dwelling. - 6.7 The scale, mass and siting of the proposed extension would detract from the existing dwelling and on the landscape rather than complement or maintain the existing visual impact or maintain the character of the existing dwelling and wider area. What is proposed is an extension that is not deemed appropriate to the traditional dwelling. ## - 7.0 RECOMMENDATION 7.1 For the reasons set out above the application is considered to be unacceptable and fails to comply with the provisions set out in General Policy 3, Environment Policy 1, Environment Policy 2, Environment Policy 40 and Housing Policy 15 of the Isle of Man Strategic Plan 2007 and as such is recommended for refusal. - 8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; - (d) The Highways Division of the Department; and - (e) The local authority in whose district the land the subject of the application is situated. Recommendation Recommended Decision: Refused Date of Recommendation: 08.05.2015 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 - R 1. The proposed extension in terms of its size, massing and design, would adversely affect the character and appearance of the existing property and therefore would not respect the proportion, form and appearance of the existing property contrary to Housing Policy 15 of the Isle of Man Strategic Plan. - R 2. The impact of the proposed two storey extension is unacceptably harmful to the character and quality of landscape that is classified as being of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. As such, the proposal is contrary to the provisions of Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2007. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Head of Development Management/ Senior Planning Officer. Decision Made : Refused Date : 12.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management --- *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/5795-lonan-baljean-cottage-extension-dwelling/documents/916366*