**Document:** Officer Report **Application:** 17/01276/B — Alterations and extensions to rear lobby area to create gymnasium **Decision:** Permitted **Decision Date:** 2018-02-20 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/11087-santon-park-farm/documents/979114 --- # Officer Report **Application No.:** 17/01276/B **Applicant:** Mr Richard & Mrs Jennifer Stanley **Proposal:** Alterations and extensions to rear lobby area to create gymnasium **Site Address:** Park Farm Clannagh Road Santon Isle Of Man IM4 2HP Case Officer : Miss Lucy Kinrade **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 15.02.2018 _________________________________________________________________ ## 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. ### Plans/Drawings/Information; This approval relates to drawing numbers 10, 11 and 12 and associated photographs all date stamped and received 11/12/2017. _______________________________________________________________ ### Interested Person Status – Additional Persons ## NONE _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is the residential curtilage of Park Farmhouse, which a detached dwelling with an irregularly shaped footprint situated immediately adjacent the Clanna Road highway in a rural part of Santon. The dwelling is largely two-storey with a linear arrangement - and has qualities of a Manx vernacular cottage, however has been altered and extended over the years with a number of extensions and single storey lean-to's. - 1.2 On the rear south facing elevation there is a two storey projecting extension creating an 'L' shape area. A rear single storey lean-to follows 'L' shape of the patio courtyard proving circulation space and a rear porch to the main dwelling. THE PROPOSAL 2.1 Full planning approval is sought for the removal of part of the rear lean-to and the erection of a flat roof extension to infill the corner of the 'L' shape patio area to provide a ground floor gymnasium area and a roof terrace to the first floor. - 2.2 The extension will be installed with bi-folding doors at the rear and a single window on the side elevation. - 2.3 A spiral staircase is to be fitted on the side elevation providing a means of escape to the first floor bedroom accommodation. - 2.4 The extension would be finished in render to match the main dwelling house. PLANNING HISTORY 3.1 The application site has been the subject of a number of previous applications seeking approval for various alterations to the dwelling including the erection of a new porch with chimney stack (PA 98/00442/B), associated alterations and extensions and the erection of a garage (PA 98/00091/B), further porches (PA 00/01154/B) and further extensions (PA 07/01647/B). Most recently the application site has been subject to an application PA 17/00520/B for alterations and additions including an extension over existing garage which was granted full approval in June 2017. DEVELOPMENT PLAN POLICY - 4.1 The site lies within an area of land not designated for development on the 1982 Development Plan. Given that the existing dwelling encapsulates qualities of both a traditional and non-traditional dwelling it is relevant to consider both Housing Policy 15 and Housing Policy 16 of the Isle of Man Strategic Plan 2016. 4.2 Housing Policy 15 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 Housing Policy 16: "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." REPRESENTATIONS 5.1 DOI Highway Services indicated no highways interest on 22/12/2017. 5.2 Santon Commissioners also stated no objection on 05/01/2018. ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of the application are whether or not the proposal is considered to have an impact on the character and appearance of the existing property and whether there is any visual impact from public vantage points. 6.2 The existing dwelling is not of any particular architectural merit, but it does encapsulate elements of traditional Manx vernacular. The area of the proposed extension removes part of an existing lean-to and replaces it with a new structure in-filling an existing corner. While flat roof structures are generally to be avoided the proposal by reason of its reasonable size and appearance to match the existing is not expected to adversely impact the general character or appearance of the property to warrant a refusal. 6.3 The location of the extension at the rear is not readily visible from the highway and therefore is not expected to increase the impact of the building as viewed by the public. - 6.4 The proposal makes use of the flat roof as a first floor terrace providing an additional means of escape via a spiral staircase. There is to be no impact on privacy from the proposed roof terrace as the closest neighbour is almost 200m away and across fields to the north. ## CONCLUSION 7.1 Although the extension will marginally increase the size of the dwelling its erection is considered negligible and to comply with both HP 15 and HP 16. The application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and - e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision-maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 19.02.2018 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/11087-santon-park-farm/documents/979114*