DEC Officer Report

Application No.: 23/00580/B Applicant: Springwaters Estates Ltd Proposal: Extensions and alterations to dwelling Site Address: Springwaters Farm Ballamodha Straight Ballamodha Ballasalla Isle Of Man IM9 3AZ Senior Planning Officer: Mr Jason Singleton Site Visit: 19.09.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.09.2023

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.

• C 2. The extensions and alterations to the existing building hereby approved shall not be occupied at any time other than for purposes incidental to the enjoyment of the residential use of the dwellinghouse, also known as 'Springwaters Farm', and shall not be separated, sold off or occupied as an independent dwelling unit.

Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.

• C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time:

• Class 13 - Greenhouses and polytunnels
• Class 14 - Extension of dwellinghouse
• Class 15 - Garden sheds and summer-houses
• Class 16 - Fences, walls and gates
• Class 17 - Private garages and car ports
• Class 18 - Domestic Fuel storage tanks

• Class 19 - Replacement of waste water treatment system

• Class 21 - Erection of decking
• Class 22 - Solar Panels
• Class 23 - Heat Pumps Class 23A - Air Source Heat Pumps Reason: To control future development on the site.

N . FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

This application has been recommended for approval for the following reason. The proposed extensions and alterations have been designed to accord with General Policy 2, Environmental Policy 1 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to drawings and supporting information submitted on 18 May 2023, referenced; 1655.1; 1655.2 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of Springwaters Farm, Ballamodha Straight, Balllasalla. The property is an existing single storey building comprising an internal layout of one bedroom, bathroom and an open plan lounge kitchen. - 1.2 The property sits within a small collection of other properties, namely another cottage opposite approx. 10m to the north which has an attached three bay garage and the principle farm house dwelling that has been converted and extended to the south west approx. 15m away. - 1.3 Access to the site is from an existing concrete track that serves all three properties with the main farm house sitting to the west and the two cottages to the east.

2.0 PROPOSAL - 2.1 Proposed are a series of material alterations to refurbish the property and add a single storey extension to the side elevation matching the existing form in terms of width of the building and the height.

2.2 The proposed extension would be added to the eastern gable of the property and would measure a footprint of 5.1m wide and 5.3m long and would enable an internal reconfiguration of space that would offer the existing kitchen living room to become an additional bathroom and within the extension and open plan lounge kitchen/ diner leading out onto a patio area. - 2.3 Externally the extension would be finished with composite timber cladding to the two side elevations and the western gable would be glazed with patio doors inset within the central opening with stone cladding to the side and composite to the ridge above the glazing. - 2.4 Part of the refurbishment of the cottage would see, the existing windows would be replaced with Upvc casement unit's within existing reveals (permitted development). The rerendering of the existing stone walls, re-roofed with Spanish slate (to match the principle dwelling house) to the entire roof scape and the re-introduction of concrete verge capping.

3.0 DEPARTMENT POLICIES - 3.1 In terms of local plan policy, the application site lies within an area on the Area Plan for the South (2013) as not for any particular use and is further identified on the;

• o Constraints (Map 1) - White land
• o Landscape Assessment Area (Map 2) - Incised Inland Slopes

3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Spatial Policy

• o 5 Building in defined settlements or GP3 General Policy
• o 2 General Development Considerations
• o 3 Exceptions to development in the countryside Housing Policy
• o 15 Extension or alteration to traditional styled properties in the countryside Environment Policy
• o 1 Protection of the countryside
• o 2 Protection of the character of AHLV

3.5 Residential Design Guide (2021) This document provides detailed advice including sustainable development and climate change resilience, design of new houses and extensions to existing residential properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 3.6 Planning circular 3/91 - Guide to the design of residential development in the countryside. This document gives guidance that sets down some basic principles to design and construct residential dwellings in the countryside. This forms a constructive approach to protecting the quality of the countryside and the conservation of existing rural buildings and sympathetic methods of extending.

- 4.0 PLANNING HISTORY

4.1 13/00918/A - Approval in principle for erection of a dwelling and equestrian centre. Approved. 15/00785/B - Variation of condition 2 of PA 13/00918/A Approval in principle for erection of a dwelling and equestrian centre to extend the period of permission by two years. Approved.

- 5.0 REPRESENTATIONS

5.1 Malew Commissioners (31/05/23) - No objection

5.2 Highway Services (02/06/23) - No objection - 5.3 DEFA Biodiversity (07/06/23 : 18/08/23) - Initially sought confirmation for any roosting bats in the roof space. Having then visited the site withdrew their request having noted the condition of the property and; "no longer gaps suitable for bats and birds. We therefore retract our request for bat and bird surveys on this building".

- 6.0 ASSESSMENT

• - Principle of development (GP3, EP1, HP16)
• - Design and visual impact (GP2, HP16, Ep1&2)
• - Impact upon neighbouring amenity (GP2g)

6.1 Principle The site falls outside of a defined settlement boundary and sits within the open countryside that is not designated for residential development. However, housing Policy 15 and its supporting text do include the provision for extensions to traditional dwellings within the countryside, provided such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resultant dwelling in the context of the public realm.

6.2 When assessed against the current policies of the Strategic plan, mainly HP15, the main emphasis is on the visual impact of the proposals and whether there would be any adverse impact upon the countryside (Ep1) as assessed below. The broad principle of renovations to an existing property and extending is acceptable. Design & Visual Impact - 6.3 The starting point here is how the property currently presents and the level to which the building has already been modified. The building has a basic square form with the addition of a flat roof extension to the north. It is noted this flat roof element would be removed and a central pitch added over and to tie into the through roof of the main body of the building. The extension would add balance through the echoing of the existing built form and would be complimentary to the character of the building and would be read in conjunction with the residential use. - 6.4 In terms of volume of the extension and scale to the existing, the existing has a footprint measuring 44 sq.m and the proposal would add a further 27sq.m representing a 60 % increase over the existing. Whilst the policy indicates a 50% increase in terms of the existing, the length of the building is 6.7m and the proposed extension is 5.3m, the additional volume is accounted due to the width which is to match the existing to create a more proportionate building of 5.1 x 12 with a central porch (existing). Whilst the current appearance of the property could be argued to be non-traditional in its form and appearance, HP16 could apply and only seeks that there are no detrimental views as viewed by the public. As such given the level of remoteness and screening from the highway this aspect of the proposal would be acceptable. - 6.5 This built form addition would remain subordinate in height and massing to the extent where it would have a neutral impact upon the existing vernacular when viewed within its existing residential context. - 6.6 These design attributes help limit the visual amenity and ensures the original character of the property remains and read as one dwelling house. This modest design for the extension would help to serve that specific purpose of a house hold extension in terms of size, height and general appearance with the general fenestration details being in keeping throughout and complementing the existing character. When finished to match the levels of the existing

• dwelling house in terms of its roof and the contrast use of timber cladding to the new extension will help decipher the old from new and will ensure the built forms are complementary to each other and assist with the legibility of the property.
• 6.7 Given this, the built forms would not be considered incongruous development and the proposal would merely elongating its existing built form adding an element of balance from the central porch and allow a more useable space to complement the dwelling house. The proposals would not be considered to have an adverse visual impact or detrimental upon that of the countryside given the distance and change in level from the highway, the remote location of the property.
• 6.8 On balance, the proposal could be considered an improvement to the existing building in terms of design and appearance that complies with those sections of General Policy 2 and the RDG 2021 without harming the visual character and quality of the countryside within this area of high landscape value in accordance with Hp15, Ep1 and EP2. Neighbouring amenities
• 6.9 In terms of the nearest neighbour and any adverse impact, it is pertinent to assess this against the nearest neighbour to the site, however given the remoteness and detached nature of the property there are no immediate neighbours whose general amenity would be affected by the proposals.
• 6.10 Given the close proximity of this building to that of the principle dwelling house and the cottage opposite it would be appropriate to link this (through a condition) to the main dwelling house as ancillary use for short or long term lets in as opposed to being severed from the principle dwelling in its ownership which could then create adverse issues on living conditions given the closeness of these buildings. It is further noted the local authority do not object and we have not received any objections or comments from the adjoining neighbours. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION For the above reasons, it is concluded that the proposal would accord with General Policy 2, Environmental Policy 1 and Housing Policy 15 of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 02.10.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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