**Document:** DEC Officer Report **Application:** 20/00414/B — Erection of a link extension between dwelling and detached garage **Decision:** Permitted **Decision Date:** 2020-06-25 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/12947-malew-malew-house-extension-garage/documents/996050 --- # DEC Officer Report **Application No.:** 20/00414/B **Applicant:** Mr Roger & Mrs Bronwen Raatgever **Proposal:** Erection of a link extension between dwelling and detached garage **Site Address:** Malew House Malew Road Ballasalla Isle Of Man IM9 3DJ **Planning Officer:** Mr Paul Visigah **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 17.06.2020 _________________________________________________________________ ## 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. It is considered that the planning application is in accordance with Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to the Photographs and Drawing Nos. PA 001 and PA 002 Rev 1 date stamped and received 16 April 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE 1.1 The site is defined as the residential curtilage of Malew House, a detached dwelling situated to the south of the A7 and to the west of the A3 Malew Road, to the north of Malew - Parish Church. The site as defined is 12.5 acres of land, including the residential curtilage and agricultural/grazing land to the north and south. The residential curtilage extends to approximately 4 acres to the west and east of the dwelling, including the entrance onto Malew Road. - 1.2 The dwelling is visible from the south, in part but largely screened by the mature trees and shrubbery surrounding the house. The entrance to the site has stone pillars and metal railings. The dwelling has been altered and extended over the years. THE PROPOSAL 2.1 Proposed is the erection of a link extension between dwelling and detached garage. The proposed works will close up the gap between the main dwelling and the detached garage situated north-east of the property. This linkage would enable the creation of a boot room that would connect the garage to the existing utility room. This space will be 3.8m wide (external), - 5.8m on the north facing wall and 7.1m on the south facing wall. The eastern wall will have a chamfered look as the extension will join up the eastern end of the Lounge with the end of the existing utility adjoining the garage. The chamfered wall will be 2.6m long and would be linked to a 700mm projection from the lounge. 2.2 Other works will involve the installation of windows on the western wall, installation of a double door and windows on the northern elevation, as well as an entrance door and windows on the chamfered end. Three velux roof lights measuring 1.6m x 800mm will be installed on the mono-pitched roof that would slope from the main building towards the north elevation of the link extension. - 2.3 The roof of the extension would be covered in Spanish slate to match the roof of the main dwelling, while the walls will be finished in painted render to match existing walls on the main building. The roof lights will be charcoal coloured double glazed aluminium rooflights, while all the doors and windows installed will be white UPVC double glazed units made to match the existing doors and windows on the dwelling. PLANNING POLICY 3.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as part of an area of High Landscape Value and Scenic Significance. The site is not within a Conservation Area or situated close to a Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application. - 3.3 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or 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 different 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." 3.4 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). ## PLANNING HISTORY 4.1 The site has been the subject of a number of planning applications for alterations and extensions which are considered to be materially relevant in the assessment and determination of the current application. - 4.2 PA 10/00974/B - Alterations and erection of extensions to dwelling house - Permitted - 4.3 PA 10/00974/B - Alterations and erection of extensions to dwelling house - Permitted - 4.4 PA 07/01464/B - Alterations, installation of an escape staircase and creation of a doorway from existing window to west elevation - Permitted - 4.5 PA 07/00399/B - Erection of a triple garage (Re submission of 06/02229/B) - Permitted - 4.6 PA 07/00393/B - Roof alterations and installation of roof lights - Permitted - 4.7 PA 07/00196/B - Erection of replacement entrance steps and creation of first floor doorway and balcony to front elevation - Permitted - 4.8 PA 06/02229/B - Erection of a detached triple garage with living accommodation over Refused - 4.9 PA 06/01588/B - Erection of a garden room extension to north elevation - Permitted - 4.10 PA 04/01162/B - First floor extension over and conversion of existing detached garage to a tourist/ guest accommodation - Permitted - 4.11 PA 97/01180/C - Change of use of ground floor from residential to office accommodation, Malew House, Malew Road, Malew - Refused at Appeal - 4.12 PA 95/01593/B - Replacement flat roof with pitched roof, sunlounge/poolroom, Malew House, Malew Road, Malew - Permitted - 4.13 PA 95/00919/B - Erection of conservatory with integral swimming pool, Malew House, Malew Road, Malew - Permitted - 4.14 PA 94/01491/B - Alterations and conservatory extension, Malew House, Malew Road, Malew - Split Decision REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 13 May 2020. - 5.2 Malew Parish Commissioners have stated that they have no objection to the planning application in a letter dated 6 May 2020. ## ASSESSMENT 6.1 The issue here is whether the proposed extension would have an adverse impact on the countryside and the application dwelling. 6.2 The site is well screened and is clearly the site of a large dwelling situated in its own landscaped grounds. As such, the extension will not be visible from vantage points along any of the surrounding highways, the A7 and the A3 and it is not expected that there would be any impacts on the surrounding countryside given that the proposed works would be within the built layout of the existing property and would not extend into the surrounding countryside. - 6.3 The new roof addition with doors and windows will alter the views of this dwelling as the north and east elevation will wear a new look. However, the extension will be finished to match the existing dwelling with roof pitch and materials used mirroring the features of the main dwelling. That these seek to replicate rather than merely reference is especially welcome given part of this extension is on a section of the site that would be viewed as the property is assessed from the driveway. Besides, the extension will be set lower than and be subordinate to the main dwelling. - 6.4 Granting the proposed extension will add around 29.6 sq.m to the footprint of the entire building, it is not considered that the proposed extension will increase the impact of the building as viewed by the public, as the proposed will be confined to the rear of the existing garage and the main dwelling. - 6.5 In terms of impact on neighbouring amenity, the proposed work area currently overlooks open fields and areas of trees, hedges and shrubbery which considerably screens the site from the neighbouring dwellings. Given that the closest of these dwellings Maggie's Cottage is approximately 70m north-west of the application dwelling, in addition to being in a position that is restrained by the nature of the boundary treatment and building orientation, it is considered that there would be no adverse impacts on the abutting dwellings. - 6.6 Overall, it is concluded that the proposed development is in accordance with Environment Policy 2 and Housing Policy 15. ## CONCLUSION 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal therefore complies with Environment Policy 2 and Housing Policy 15. INTERESTED PERSON STATUS - 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: 19.06.2020 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 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/12947-malew-malew-house-extension-garage/documents/996050*