Officer Report

Application No.: 18/00240/B Applicant: Ballavarvane Limited Proposal: Extensions and alterations to dwelling Site Address: Ballavarvane Farm Braaid Road St Marks Ballasalla Isle Of Man IM9 3AP Case Officer : Miss S E Corlett Photo Taken: 07.02.2018 Site Visit: 07.02.2018 Recommended Decision: Permitted Date of Recommendation: 09.04.2018 _________________________________________________________________

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 decision relates to drawings 1378.P1, 1378.P2, 1378.P3 and 1378.P4 all received on 7th March, 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site as defined in the application is the footprint of an existing dwelling which sits among a group of farm buildings, all to the west of the Braaid-St. Mark's Road (A26).The group includes three houses and a range of mostly old, stone outbuildings along with a more modern

• portal framed barn. Access is via a straight lane that leads north west from the A26 although there is another access approved from further north east along a longer lane. The former route passes a converted barn, The Old Mill, converted to a dwelling in the 1990s.
• 1.2 The dwelling in question lies to the north west of the group of buildings and is a simple Manx vernacular property which is presently undergoing renovation works, mostly internal, to make it habitable. The front of the property is plan without any porch or front feature and the front facade is stone faced. The gable alongside the lane is rendered. The two chiney stacks have been re-rendered and new fascias and soffitts have been installed. At the rear there is a single storey brick outlet attached to the right hand side of the rear elevation and the standings of a sun roof alongside that. Two rooflights sit in the rear pitch, the central one being smaller than the one to the left of it.
• 1.3 The dwelling is not visible from the public highway. THE PROPOSAL

2.1 Proposed is the re-building of the brick outlet as a two storey element, finished in timber boarding and slates on the roof with large glazed windows in the rear elevation, following the shape of the annex. Alongside this will be the sun room, set in slightly from the gable. The gables are shown as stone when they are actually rendered. - 2.2 The new accommodation will be a family room at ground floor and a bedroom above. PLANNING POLICY

3.1 The site lies within an area of Woodland within a wider area not designated for development on The Isle of Man Planning Scheme (Development Plan) Order 1982. There is an Ancient Monument nearby on this map although this does not appear on any other maps or sources of information on such things. - 3.2 The Strategic Plan presumes against development in such areas as set out in General Policy - 3 and Environment Policy 1. There is, however, provision for and guidance on extensions to traditionally styled dwellings in the countryside as follows:

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).

3.3 In this case, the original house, including the brick building which is internally connected to the house as a scullery, is 198 sq m. The sun room was being added under the terms of the Permitted Development Order at just under 15 sq m. The proposed extension adds a further 20 sq m which is 17% excluding the sun room or 9% including it. PLANNING HISTORY - 4.1 Planning approval has been granted for the erection of three agricultural buildings and a garage, none of which is considered relevant to the current application. REPRESENTATIONS - 5.1 Malew Parish Commissioners have no objection (09.04.18).

5.2 Highway Services have no interest in the application (06.04.18). ASSESSMENT - 6.1 The issues in this case are whether the proposed extension has any adverse impact on the character or appearance of the property, taking into account the guidance in HP15. The

proportion and size of the extension is within the parameters of the policy and the design, whilst using modern materials, is more sympathetic than the facing brick on the existing outlet.

CONCLUSION

7.1 The proposal is considered to accord with the provisions of HP15 and is supported. 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:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * 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: 10.04.2018 Determining officer

Signed : A MORGAN Abigail Morgan Senior Planning Officer

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