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Application No.: 18/00829/B Applicant: Mr John & Mrs Julie Bowers Proposal: Alterations including adjustments the window/door openings and installation of solar panels, and erection of first floor extension. Site Address: Ballakilley Beg Dreemskerry Hill Dreemskerry Ramsey Isle Of Man IM7 1BE Head of Development Management: Miss Jennifer Chance Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.12.2018 _________________________________________________________________
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.
The drawings relevant to this decision are: 01; 02; 03; 04 and 05 all date stamped as received 6th August 2018 _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 SITE - 1.1 The site comprises a large detached dwelling in rural Maughold in an area where there are other detached dwellings dotted about the countryside. The dwelling appears to have once been a traditional farmhouse although it has previously been extended from what would have been the front elevation by a two storey extension and again by a single storey extension.
2.0 PROPOSAL - 2.1 It is proposed to erect a first floor above the existing single storey element of the building resulting in 5 windows over 5, in addition to the 3 over two. The end gable would have large bi folding doors on the ground and first floor, the first floor being protected by a Juliet balcony. There are to be other alterations to the fenestration and solar panels are to be installed on the south-west roof slope.
3.0 PLANNING POLICY - 3.1 1982 Development Plan. The application site is within an area not zoned for development, under the Isle of Man Development Plan Order 1982. The site is also with an Area of High landscape Value or Coastal Value and Scenic Significance. - 3.2 The Isle of Man Strategic Plan 2016 contains a number of policies that are considered materially relevant to the assessment of this current planning application of primary consideration however are Housing Policies 15 and 16. HP15 relates to extensions to traditionally styled properties in the countryside where these are required to respect the proportion, form and appearance of the existing property. However, in this case it is considered that the property has been extended such that its traditional appearance has been lost and consequently HP16 should apply. This states that 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. - 3.3 Environment Policy 2 seeks to protect Areas of High Landscape Value and Scenic Significance from any development that would harm the character and quality of the landscape.
4.0 PLANNING HISTORY - 4.1 Other than the refusal of an application in 1992, there were approvals given to extensions to the property in 1989, 1992, 1993 and 1996. All these pre-date the current Development Plan.
5.0 REPRESENTATIONS - 5.1 Highway Services: No highway impact - 5.2 Garff Commissioners: No firm objections to the proposal but it was suggested that the advice of the conservation officer be sought, and once received revert to the board for further instruction.
Arguably the existing and proposed extensions have been designed to complement the original building. The roof slope and window apertures are as per the original building. However the scale of the extensions, particularly the length of the single storey element, and the uniformity of the windows undermines the character of the original cottage. The extensions would further exacerbate this. The comments of Garff Commissioners were noted and the views of the RB
officer sought. His conclusion was that the alterations will have no greater impact to any remaining heritage significance of the site than has already taken place. This information has not been relayed to Garff Commissioners who has no firm objection to the proposal. The view of the RB officer suggests that HP16 is the appropriate policy to test the application against.
Consequently the key consideration in the determination of this application is whether the extension would make the building more apparent in the countryside and whether it would harm the character and quality of the landscape.
The property is difficult to view from the adjacent highway and immediate surroundings, and while it might be visible from longer distant views, it would be seen in the context of a number of buildings nestled in the countryside.
7.1 The proposal is considered acceptable in accordance with the Development Plan. - 8.0 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:
In this instance there are none. _____________________________________________________________________
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 10.12.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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