**Document:** Officer Report **Application:** 15/00513/B — Alterations and extension to dwelling and erection of detached garage **Decision:** Permitted **Decision Date:** 2015-06-10 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/6044-braddan-ballamillaghyn-farm-extension-garage/documents/917961 --- # Officer Report **Application No.:** 15/00513/B **Applicant:** Mrs Patricia Hezlett **Proposal:** Alterations and extension to dwelling and erection of detached garage **Site Address:** Ballamillaghyn Farm Mount Rule Douglas Isle Of Man IM4 4HT Case Officer : Miss Melissa McKnight **Site Visit:** 26.05.2015 **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Ballamillaghyn Farmhouse a large two storey detached dwelling located on the eastern side of the A23, Mount Rule, Braddan. - 1.2 Ballamillaghyn Farmhouse is accessed via a narrow track that is over 90 metres in length. The existing dwelling forms part of an established farm. There are a number of agricultural buildings to the north and east of the application dwelling. 2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the demolition of an existing part single and part two storey attached rear outrigger and erection of a single storey extension to the southern elevation, and demolition of a detached derelict building and erection of a single storey garage in its replace. - 2.2 The extension would project just less than 10.2 metres from the southern elevation, have a width of 6.05 metres and a ridge height of 5.2 metres. The extension would have rendered walls to match the proposed re-rendering of the main dwellinghouse. - 2.3 The proposed detached double garage would have a maximum length of just less than 11.6 metres, have a width of 6 metres and ridge height of just less than 5.2 metres; 1.9 metres lower than the existing outbuilding. The garage would have a blue-grey slate roof and a painted render to match the main dwelling and proposed extensions. - 2.4 There are also a number of external alterations proposed that include: - - The installation of new blue-grey slate roof to the main dwelling to replace the existing concrete tiles; - - Re-render of the main dwelling; - - Installation of new brown timber frame windows to replace existing anodised aluminium frame; - - Installation of timber framed windows in replace of the existing garage door; - - New glazed timber patio doors to replace existing windows on the eastern, western and southern elevation; and - - Installation of new timber door on the western elevation 2.5 Also proposed is the erection of decking abutting the western elevation of the proposed extension that would be erected at ground level to 0.5 metres above ground level due to the differences in land levels. 3.0 PLANNING HISTORY - 3.1 Ballamillaghyn Farm has been the subject of a number of previous planning applications relating to the farm holding and aircraft landing and maintenance. There have been no previous planning applications relating to the farmhouse. 4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Open Space (Agricultural) under the Braddan Local Plan 1991. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered materially relevant to the assessment of this current planning application: General Policy 3 "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, historic or social value and interest; (Housing Policy 11); - (c) Previously developed land¹ which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; 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 over-riding 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." 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." 5.0 REPRESENTATIONS - 5.1 Braddan Parish Commissioners have no objection to the current planning application (28/05/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (03/06/2015). 6.0 ASSESSMENT - 6.1 There are two fundamental issues to consider in the assessment of this current application, the impact of the detached garage, extension and alterations upon the character and quality of the landscape and whether the extension would increase the impact of the dwelling as viewed by the public to a degree that would cause harm. - 6.2 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE states that country houses typically take the form of a double cube volume topped by a steep pitch roof with gable ends. In the majority of cases, there would be chimney stacks on either gable end. The form of the application dwelling would therefore not take the form of a traditional dwelling and as a result Housing Policy 16 is most relevant. - 6.3 Housing Policy 16 states that 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. It should be noted that Ballamillaghyn Farmhouse is by no way considered to be of inappropriate or poor form. - 6.4 The application dwelling is not visible from the A23 due to the significant level of screening from mature trees that are to the south of the site and the tree lined boundary alongside the western edge of the A23. As such the extension would not be visible from a main public thoroughfare. - 6.5 The proposed extension and alterations would enhance the visual appearance of the dwelling and significantly improve what currently appears as a dated dwelling with unattractive pebble dash render and aluminium framed windows. It is considered that the design, form and appearance of the extension would add a modern and contemporary feature to the dwelling particularly with the inclusion of the western glazed gable. Overall the extension and alterations are considered acceptable and would respect and enhance the main dwelling. - 6.6 Turning to the garage, the site is within an area not zoned for development and as such this element of the proposal would be contrary to planning policy. The garage would be erected more or less on the same footprint to an existing derelict building and would be lower in height. The garage proposed would be single storey and would be finished in materials to match the main dwellinghouse and proposed extension. - 6.7 The garage would be subordinate to the main dwelling and be complementary to the existing property. The finish, form and design of the detached garage is not considered to detract from the overall site. As with the dwelling, the garage would not be visible from a main public thoroughfare. If views are achievable, the building would be read as a detached garage which would not be uncommon for a large house in the countryside. On assessment, the garage proposed under this scheme is considered to be an acceptable form of development. 7.0 RECOMMENDATION - 7.1 For the reasons set out above, the development proposed within this planning application is deemed to enhance the visual appearance of the main dwelling and site. It is therefore concluded that the proposal accords with the provisions set out in General Policy 3, Environment Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval. 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 of Infrastructure; and - (e) The local authority in whose district the land the subject of the application is situated. Recommendation Recommended Decision: Permitted Date of Recommendation: 09.06.2015 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 C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Location Plan, Dwg no 011 Rev A, 020, 030, 050, 060 and 061 all date stamped as received on 12th May 2015. 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 : Permitted Date : 09.06.2015 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/6044-braddan-ballamillaghyn-farm-extension-garage/documents/917961*