**Document:** DEC Officer Report **Application:** 20/00225/B — Alterations and erection of a single storey extension, installation of air source heat pump and roof replacement **Decision:** Permitted **Decision Date:** 2020-04-23 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/12764-santon-ballachrink-farm-replacement-extension/documents/994423 --- # DEC Officer Report **Application No.:** 20/00225/B **Applicant:** Mr Mark Shuttleworth **Proposal:** Alterations and erection of a single storey extension, installation of air source heat pump and roof replacement **Site Address:** Ballachrink Farm Old Castletown Road Santon Isle Of Man IM4 1HD Principal Planner: Miss S E Corlett **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 15.04.2020 _________________________________________________________________ ## 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. This application has been recommended for approval for the following reason. The proposal is considered to accord with Housing Policy 16 of the Strategic Plan. Plans/Drawings/Information; This decision relates to drawings 18-586-X-000, 18-586-X001, 18-586-X002, 18-586-X101, 18586-X301-B, BFH-002, BFH-101P-B, BFH-201 and BFH - 301B all received on 18th March, 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE 1.1 The site is the curtilage of an existing dwelling which sits in the middle of a farmyard to the north of the Old Castletown Road (A25) to the south west of the Ballavale Road (B26). Slightly to the south of the house but still part of the farm group is a more modern dwelling, built in the mid 2000s as an agricultural worker's dwelling and with the appropriate occupancy condition. - 1.2 The application building has traditional proportions but an asymmetric arrangement of windows in all elevations and extensions on both gables. At the rear there is a pitched roofed eaves level dormer and beyond this a single storey extension. THE PROPOSAL 2.1 Planning approval was granted for alterations including a rear extension, replacing the existing single storey element and erecting a wider extension with an asymmetric pitched roof, two square windows and a door. Also proposed is the reinstatement of a more substantial chimney on the main roof and rooflights in the rear of the taller side extension. This extension is separated from the main dwelling by a glazed link. This was all approved under 19/01106/B. - 2.2 Now proposed is a very similar scheme with the only changes a slightly (200mm) wider link, the relocation of a soil vent pipe, the addition of solar panels (which would not need planning approval once the extensions were erected - Class 29 of the Permitted Development Order 2012) and the addition of a roof light (ditto - Class 28). The rear annex is now slightly longer and not contained solely behind the two storey element of the main dwelling and an air source heat pump is to be installed at the rear. The render is to be removed and a lime render re-applied retaining the exposed quoins although, unlike the previous application, they are not shown on the drawings. The main windows are to be replaced with timber framed sliding sashes (which would not need planning approval under Class 24). - 2.3 The applicant explains that they are keen to improve the efficiency of the building and the extension and the accommodation of the heat pump has resulted in the enlargement of the extension as noted above. PLANNING POLICY 3.1 The site is not designated for development on The Isle of Man Planning Scheme (Development Plan) Order 1982 or the draft Area Plan for the East. The site is within an area of High Landscape Value and Scenic Significance on the1982 Order. As such, there is a presumption against development in such areas and the countryside is protected for its own sake and the protection character of the countryside is of paramount importance although there is provision for extensions to existing dwellings in the countryside, as set out in Housing Policies 15 and 16. The decision as to which policy is applied depends upon the character and appearance of the existing dwelling: if it is traditional then HP15 is applied. If not, then HP16 is the more appropriate policy and this requires that extensions do not increase the visual impact of the dwelling. PLANNING HISTORY - 4.1 The most recent relevant previous application is 19/01106/B as noted in paragraph 2.1 above. REPRESENTATIONS - 5.1 Santon Parish Commissioners have no objection to the application (08.04.20). 5.2 Highway Services have no objection to the application (01.04.20). ASSESSMENT 6.1 The issue here, as with the previous application, is whether the alterations and extensions would increase the visual impact of the property. Whilst the property is old, it has been subject to a succession of alterations and extensions which have diminished its traditional character such that it is not considered that HP15 is applicable here. The previous determination considered that the proposals would not increase the visual impact of the property and as the changes are very minor compared with that proposal, the same conclusion is reached in the case of this later application. 6.2 The extension will be unlikely to be visible from either adjacent highway as there are buildings between it and the Ballavale Road and the topography and intervening trees should screen it from the Old Castletown Road. In any case, the extension is single storey and timber clad and would not appear as part of the main dwelling so will not significantly or adversely affect the character or appearance of the dwelling. The addition of the more substantial chimney will enhance the character of the property and is welcome. 6.3 The addition of the air source heat pump will not significantly change the impact of the work and is some distance from the public and any other dwelling so should not cause any adverse impact in terms of noise. CONCLUSION - 7.1 The proposal is considered to accord with HP16 and is supported. INTERESTED PERSON STATUS - 8.1 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 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 above who should be given Interested Person Status I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 20.04.2020 Determining officer Signed : C BALMER Chris Balmer Principal Planner 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 onlineservices/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/12764-santon-ballachrink-farm-replacement-extension/documents/994423*