**Document:** Officer Report
**Application:** 15/00997/B — Alterations, erection of a two storey extension, creation of access and additional parking provision to dwelling
**Decision:** Permitted
**Decision Date:** 2015-12-01
**Parish:** Lonan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/6495-lonan-baljean-cottage-extension-dwelling/documents/920744

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# Officer Report

**Application No.:** 15/00997/B
**Applicant:** Mr Toby & Mrs Sarah Marshall
**Proposal:** Alterations, erection of a two storey extension, creation of access and additional parking provision to dwelling
**Site Address:** Baljean Cottage Baldhoon Road Laxey Isle Of Man IM4 7QL Case Officer : Mr Chris Balmer
**Expected Decision Level:** Planning Committee

## Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE APPLICATION COULD BE CONSIDERED CONTRARY TO PLANNING POLICY BUT RECOMMENDED FOR AN APPROVAL.

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 and from more distant views from Laxey Village and from the Coat road which is to the north of the Laxey Village.

2.0 THE PROPOSAL - 2.1 This planning application seeks approval for the alterations, erection of a two storey extension, creation of access and additional parking provision to dwelling. - 2.2 The proposed new extension would run flush to the front and rear elevations of the existing main traditional Manx farmhouse styled property. The side extension would have a width of 7.8 metres, a depth of 5 metres and a ridge height of 6 metres, matching the roof ridge of the existing dwelling. - 2.3 The front and gable elevations would be finished in local natural stone wall cladding with the rear elevation finished in painted render. The roof finish of the extension would be slate. - 2.4 The overall design and finish of the extension is to appear as a barn conversion which is attached to the dwelling, rather than appear as a normal extension to the dwelling. Furthermore, the aim is to try ensuring the main dwelling house is read as the dominate building on the site and the extension as the subordinate to the main dwelling house.

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: - 3.2 PA 15/00260/B: Erection of a two storey extension to dwelling. This was refused for the following reasons:

"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."

3.3 PA 11/00409/B: Erection of a replacement dwelling. This was approved - 3.4 PA 09/00317/B: Erection of replacement dwelling and amended vehicular access. This previous planning application was refused. - 3.5 PA 02/01986/B: Erection of replacement porch and side shed. - 3.6 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 and therefore not designated for development. 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: - 4.3 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."

4.4 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 over-riding 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."

4.5 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."

4.6 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)." - 4.7 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 (received on 16.09.2015) - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (received on 10.09.2015)

6.0 ASSESSMENT - 6.1 The principal 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 The dwellinghouse is clearly visible when travelling along Baldhoon Road, though these views are when looking upwards at the site across a field. 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 The previous application raised two significant concerns as indicated within paragraph 3.2 of this report. This new submission is an attempt by the applicant to overcome these concerns. - 6.4 The design attempts to appear as a converted barn which is attached to the main dwelling house. Generally, most barns are detached from the main dwelling house, although there are examples throughout the Island of barns being attached to the main dwelling houses, as proposed now. Accordingly, the principle of the proposal is acceptable. It should also be noted that the applicants are restricted in terms of extending the property, as a farm lane runs immediately to the rear of the dwelling and concerns have been raised by the Department of any extension forward of the main dwelling. Accordingly, a sideways extension is the only real option available to them. - 6.5 In terms of Housing Policy 15 this states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and only

- exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.
- 6.6 In terms of the size of the extension the proposal equates to a percentage increase of 57% (total floor area of dwelling once extension completed 166 sqm). This calculation takes into account the demolition of the existing lean-to extension and porch extension. Accordingly, this proposal does go beyond the generally permitted 50% threshold. However, further consideration should be taken, including the design and appearance of the proposed extension and whether the works would be appropriate for the character and appearance of existing dwelling and the countryside setting.
- 6.7 The design concept of the extension looking like a converted barn is considered acceptable, although the success of this approach will only be seen once the project is complete.
- 6.8 Committee Members questioned whether the front elevation of the barn could be set-back to give a clear break between the main dwelling house and the proposed extension. This had been put to the applicant during the initial consideration, and again now. In response to the latest request, the applicant agent's states:

- 1. "Setting the extension back from the cottage was not feasible because of the space restrictions. With an internal width of only 3.95m in the existing cottage, we have managed to provide space for the new stairs, within a bright and open lobby with access to the new and old accommodation.
- 2. We have also created a visual break between the original cottage and the extension by specifying that the main elevation is to be clad in 200mm depth of natural local stone. This finish is also proposed to the extended gable.
- 3. In the amended planning application drawings that were issued on the 26th September 2015, we added the slab on verge detail to the original cottage roof to match the east facing gable.
- 4. The current position of the stairs is inherently unsafe with regards to the means of escape in the event of a fire. There is no protected escape route leading to the ground floor and thereon to a clear exit. The layout and design of the stairs including the pitch of the stairs is above the recommended 42 degrees for a private stair and the head height is below 2m measured vertically from some of the treads."

6.9 The applicant has also provided an example of a similar relationship of a traditional Manx farmhouse with a flush barn extension attached at White Lodge, Tholt Y Will Road, Sulby Glen. This includes details of a planning application (10/00073/B) which approved the conversion of the barn to form additional living accommodation for the main dwellinghouse. There is another example of similar relationship of dwelling and attached flush barns at Palm Cottage, Jurby East (approval to convert barn in dwelling - 06/01125/B). Whilst this form of development is not common feature throughout the Island, these are just two examples where historically, such development has taken place. - 6.10 There was an initial concern with the original submitted scheme, that related to the fenestration of the windows to the front of the extension and that the extension didn't fully appear as a converted barn, as was the aim of the applicants. Following discussions with the Department, alterations to the window proportions, to give a vertical emphasis, as you would expect to a traditional barn where undertaken; and the introduction of coping stones to the roof, to each gable end of the existing dwelling, which now gives a clear separation of the roofs of the main dwelling and the new extension.

6.11 Overall, it is considered the proposed scheme with the alterations undertaken, would result in the proposal appearing as a converted barn, which is attached to the main house. Furthermore, given the main dwelling house being finished in a painted white render and the extension in dark coloured stone, the main dwelling house will still be the dominate feature in the countryside from all views. It is also important to note that the main views of the extension would be from distant views and whilst a setback would be ideal, whether this would in fact ever be read from these distance views is arguably unlikely. - 6.12 As indicated within the explanatory paragraph (8.12.2) of Housing Policy 15 the reasons for generally restricting the size of any extension and to ensure the design, proportion, form and finishes to a traditional dwelling is appropriate; is to ensure the extension would be appropriate and in keeping with the character and appearance of the existing traditional property. In this case it is considered the design, size, proportion, form and finishes of the extension would be appropriate and in keeping with the character and appearance of the existing traditional property for the reasons given and therefore considered to comply with Housing Policy 15 and Environment Policies 1 & 2 of the IOM Strategic Plan.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation:

20.10.2015

## Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

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 drawings reference numbers 01, 1.7237-5, 1.7237-001, 1.7237-101 REV A and 1.7237-102 received on 28th August 2015 and 25th September 2015.

## Decision Made : ……PER…… Committee Meeting Date:…30.11.2015

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Signed :………C BALMER……….. Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraphin the Officer’s report).

Signatoryto delete as appropriate YES/NO

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