Officer Report and Pc Addendum

Application No.: 16/00595/B Applicant: Miss Yvonne Brown Proposal: Alterations and erection of extension to dwelling Site Address: Reayrt Ny Marrey Ballakaighen Ballabooie Road Peel Isle Of Man IM5 2AH Case Officer : Miss Lucy Kinrade Photo Taken: 15.08.2016 Site Visit: 15.08.2016 Expected Decision Level: Planning Committee

Officer’s Report

THIS APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE SENIOR PLANNER.

1.0 SITE - 1.1 The site is the residential curtilage of Reayrt-Ny-Marrey, Ballakaighen, Peel, located north of the winding Ballabooie Road which links the Staarvey Road with the Coast Road (A4) from Peel to Kirk Michael in the west of the Isle of Man. The property sits on a large plot set back from the highway which is accessed by a shared single track drive with neighbouring property Meadowcroft. The application site is bordered by vegetation similarly to the public highways in the local area which makes the property difficult to see from the main road. - 1.2 The property is isolated within the Manx countryside with only 4 properties in the nearby vicinity, Meadowcroft to the west approx. 30m away, Westerley to the south east approx. 65m away, Greengate Farm to the east approx. 90m away and Ballabooie Farm 135m away to the south. The property sits within the south-west corner of the site with the front elevation facing south-west. The rear elevation faces north east up and over the rear garden. - 1.3 Reayrt-Ny-Marrey comprises 3 parts; a traditional Manx vernacular two storey cottage sitting centrally between a lean-to single storey corrugated unit on the west side elevation and a larger 2 storey barn on the east side elevation which comprises of both residential living accommodation and an integral garage on the ground floor. - 1.4 Whilst conducting a site visit it was noted that the property appeared to be used for a multitude of both residential and business purposes. - 1.5 The lean-to unit is joining with but is accessed separately to the main cottage by two doors on the front elevation. The central Manx cottage has an access on the front elevation with a sitting room and bathroom on the ground floor and two bedrooms on the first floor. The Manx cottage connects with the 2 storey barn on the ground floor to access the existing kitchen. The integral garage is accessed separately from the main house by the door on the front elevation. Above the garage and the kitchen is an existing first floor barn store which looks to have recently been converted to a living space connected to the main house. This also has its own stair access and door

on the south east elevation. It must be noted that there has been any previous planning approval for the conversion of this space.
1.6 The front elevation of the property has a large area of fenestration which faces south west towards the coast and towards Peel. The rear elevation of the entire property is built with a solid stonewall construction and there is no fenestration on the rear.

2.0 PROPOSAL - 2.1 Subsequent to a discussion with the agent following the first submission of drawings, amended drawings were submitted correcting boundary line issues and aspects of the proposed design. These drawings were submitted and received on the 19/09/2016 and re-advertised for 21 days. The application now seeks approval for the following as set out below. - 2.2 The current planning application seeks approval for the alteration and extension of the existing property to improve the current living accommodation and to create additional living accommodation, and to gain approval for and regularise the conversion of the redundant first floor barn into a lounge for residential use. - 2.3 The main body of the application seeks approval for a lean to extension to the rear of the property. This will consist of a 3 key components linked by circulation hallway space. - 2.4 The first component shall be a single storey pitch roof single garage on the south-eastern side of the rear elevation. This shall include a single window on the south-west facing elevation and a garage door on the rear elevation. - 2.5 The central component to the rear extension is a two storey pitch roof new front entrance with a WC and utility above to serve the first floor of the dwelling. This is to include a front door and 2 windows on the ground floor and two windows to the WC and utility on the first floor. - 2.6 The third and final component to the rear extension is a single storey pitched roof proposed bedroom and separate bathroom to serve the main dwelling house. This is to include 2 windows to the main bedroom space and a single window to the bathroom. There are also two roof lights proposed on the south-east slope of the roof. - 2.7 Each of the proposed components of the rear extension are to be connected by a new hallway space which shall also connect with the spaces within the main dwelling house. - 2.8 The application also seeks approval for several alterations and amendments to the existing dwelling in addition to the rear extension. Proposed is the creation of 3 bedrooms on the ground floor, 2 of which will have en-suite bathrooms, the third having a separate bathroom. - 2.9 Also proposed is the removal of the existing garage door on the front elevation and its replacement with new bi-fold glazed doors. The replacement of an integral garage door with a window can often be carried out under Permitted Development subject to conditions, however in this case the bi-fold doors are not considered to match with the windows on the existing ground floor elevation and therefore require approval. - 2.10 The first floor window above the existing garage door is also proposed to be removed and replaced with a new larger feature window to serve the proposed lounge on the first floor. - 2.11 The removal of the existing lean to extension on the western side of the front elevation and its replacement with a single storey flat roof extension with a roof terrace above. The new extension will have a predominantly glazed front with bi-folding doors to allow access into the front garden and internally the new extension shall provide an additional ground floor living room to the main dwelling house.

2.12 On the first floor of the dwelling the application seeks approval for the installation of 8 roof lights above the new proposed lounge and also the installation of a multi-fuel burner and associated flue finished in black on the front elevation roof slope. - 2.13 The application also seeks approval for a new first floor access from the proposed kitchen area out on to the proposed first floor roof terrace above the single extension on the front elevation.

3.0 PLANNING HISTORY - 3.1 There has been one previous planning application for the site PA 03/01620/B for the installation of 8 roof lights to the proposed first floor barn which was named within the drawings as

a store/work room. This was granted full approval in 2003 although it was noted from a recent site visit that the roof lights were never installed.

4.0 PLANNING POLICY - 4.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as an area of High Landscape Value and Scenic Significance. Although the site is not designated for development or zoned for a particular purpose or use, given that there is an existing building already on the site we can assess the application using the following policies from the Isle of Man Strategic Plan 2016. - 4.2 Due to the nature of the proposed works, the general development criteria relevant to this application are of those set out in General Policy 3 and Environment Policy 1 and Environment Policy 2. - 4.3 General Policy 3 states:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
(e) location-dependent development in connection with the working of minerals or the provision of necessary services;
(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 Environment Policy 1:

"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

4.5 Environment Policy 2:

"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."

4.6 Whilst not strictly in accordance with General Policy 2 given the land use designation of the site, as there is already a dwelling in existence on the land we may use parts of GP2 to assess the proposal where there are elements which relate to the impact on neighbours which this policy deals with: - 4.7 General Policy 2 states:

"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality."

4.8 There are also three additional policies within the IOM Strategic Plan which can be taken into consideration in the assessment of this application these are: Housing Policy 11, Housing Policy 15 and Housing Policy 16, elements of each can also be used to determine the acceptability of the application. - 4.9 Housing Policy 11: "Conversion of existing rural buildings into dwellings may be permitted, but only where:

(b) the building is substantially intact and structurally capable of renovation;
(c) the building is of architectural, historic, or social interest;
(d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
(e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
(f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must:

(a) where practicable and desirable, re-establish the original appearance of the building; and
(b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."

4.10 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)."

4.11 In addition to the above policies of the IOM Strategic Plan we may also consider three elements of Schedule 1 of the Town and Country Planning (Permitted Development) Order 2012 which states: - 4.12 Class 19 Replacement of waste water treatment system "The replacement of a waste water treatment system (sewerage treatment facility) within the curtilage of a dwellinghouse. Conditions: The general conditions applicable to Section A." - 4.13 Class 24 Installation of replacement windows and doors "The installation of a window or an external door in an existing aperture in a dwellinghouse. Conditions:

(a) no alteration may be made in the size, shape or position of the aperture;
(b) no windows or doors may open over any part of the highway or boundary of the dwellinghouse; and
(c) the dwellinghouse must not be located within a conservation area which is proposed in a published document."

4.14 Class 28 Roof-lights "The installation of a roof-light in the roof of a dwellinghouse or garage Conditions:

(a) no more than 3 roof-lights are permitted on any roof slope in the roof of the dwellinghouse; and
(b) no roof-light may exceed 1 square metre in size."

5.0 REPRESENTATIONS - 5.1 German Commissioners deferred the submission of their comments on the 4/07/2016 until their next meeting. On 11/07/2016 the Commissioners submitted a letter of formal objection to the application on the grounds that the extension would be greater than 50% of the existing property, it would have significant impact on the privacy of the neighbours, would be out of keeping with the existing property and that the new extension may have impacts on the existing sewerage system. - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (13/06/2016). - 5.3 There were a number of letters submitted by the owners of neighbouring properties Westerley and Meadowcroft stating their reasons against the current planning proposal for the application. Comments were submitted following the submission of the initial plans and additional comments following the re-advertising of amended plans. - 5.4 The owners of Westerley submitted an objection on the 17/07/2016 stating several reasons for refusal, these included a conflict in the name of the property, its registered address and the properties boundaries, the preliminary starting of the works in particular the conversion of the first floor barn area and the installation of a glazed door, a query with regard to the total floor area of the proposal, the over development of the site, inadequate provision of sewerage disposal to cope with the demands of the extension and finally that the proposed roof terrace would impact the privacy of Meadowcroft. - 5.5 On top of the first letter of objection a second letter of objection was submitted by the owners of Westerley on 05/08/2016, this objection made reference to a number of the initial concerns raised in the first letter but in addition raised concerns of the current use of the property as an office and not for residential purpose and that the west end of the property was occupied by a tenant and not by the owner. They also raised concerns that an onsite 'portacabin' was periodically used as residential accommodation. Further to this the owners of Westerley stated that they did not

have an objection to the proposed accommodation on the north-west side of the existing property and that they do object to the conversion of the first floor barn store into a lounge with a glazed door overlooking their property.
5.6 On 14/10/2016 the owners of Meadowcroft also submitted an additional objection letter commenting on the amended and re-advertised drawings. Their comments declared that the scale and layout of the proposal would impact the privacy of their property and their neighbours property Westerley, that the application was speculative and to be used as a selling point, that the area was an area of high landscape value, the proposals were out of keeping with the character and age of the existing property, the existing drainage would be unsufficient to the proposal and that the developments would increase traffic movements of the local area. The objection letter also stated that the first floor barn and external door had already undergone development works and that the existing property is currently used as an office and not as residential accommodation.
5.7 The owners of Meadowcroft also emailed the Department on 21/10/2016 re-iterating their previous concerns from 14/10/2016 and specifying the detrimental impacts of the proposal on the privacy of their property and the potential use of the extension being used as separate accommodation.
5.8 The owners of Meadowcroft submitted comments on the application 8/07/2016 and 19/07/2016 noting that the application site had been submitted and advertised incorrectly and also that the existing property was utilised as an office and not residential as identified on the application drawings. They also had concerns that the existing lean-to was currently occupied by someone other than the applicant and that preliminary works to the application had already started with the conversion of the existing barn store.
5.9 In a letter dated 12/10/2016 the owners of Westerley submitted another objection letter making reference to the amended drawings. Within the letter they reiterated that they would like their previous objections to remain and to add further that the existing soakaway area is too small to cope with the proposal and that the drainage load on the existing septic tank has not been reduced. The owners of Westerley also commented that the alteration to the colour of the flue did not alter the overall proposal and the entire development was still sizeable including its proposed roof terrace which would impact the privacy of neighbouring properties.
5.10 The owners of Westerley sent an email on 25/10/2016 stipulating their concerns over the conversion of the first floor barn and the installation of a glazed door which impacts the privacy of both Meadowcroft and Westerley. The email also makes reference to several concerns of the completed planning application form associated with PA 16/00595/B where they believe that there is to be alterations to the site levels within the proposal.
5.11 On the 8th November the applicant submitted a letter responding to the concerns of the neighbours making reference to the history of neighbouring properties and their developments, including a previous planning application for 8 rooflights for Reayrt Ny Marrey. The applicant also notes that the drainage would be dealt with under a Building Regulation application and that the proposed roof terrace would not impact the privacy of the neighbours.
5.12 On 11/11/2016 and 18/11/2016 both owners of both Meadowcroft and Westerley responded to the applicants' letter restating their concerns from previous objections.

6.0 ASSESSMENT - 6.1 The application seeks approval for the erection of an extension to the rear of Reayrt-NyMarrey to include an integral single garage, a bedroom and a new entrance on ground floor level and a utility and WC at first floor level. The application also seeks approval for the demolition of the existing lean to on the west elevation and its replacement with a new single storey extension with a roof terrace above and the alteration of the existing barn to provide additional living

accommodation. The fundamental issues to consider in the assessment and determination of this planning application are the impacts of the proposed development on the character and appearance of the existing building and the impact of the proposal on the surrounding area and the amenity of the nearby neighbours.
6.2 The current application has been a difficult one to determine, with the initial drawings proposing to erect an additional self-contained unit within the curtilage of the main dwelling house, which is contrary to the sustainable development principles set out in the Isle of Man Strategic Plan 2016.
6.3 A meeting was held with the agent to discuss the concerns of the proposal particularly the inclusion of a self-contained unit. Subsequently amended drawings were submitted which omitted an internal door between the unit and the entrance hall, removed the kitchenette and retitled the guest bedroom as bedroom 4.
6.4 The application drawings now before us clearly demonstrate an extension to the existing dwelling with an additional bedroom and an additional lounge area. It must be noted that the internal alteration to a dwelling cannot be controlled by planning, for example the installation of a new internal door, unless of course such an alteration would result in a material change of use such as the subdivision of a single property into two. For example if a kitchen or kitchenette was to be installed within the extension of Rearyt-Ny-Marrey and the extension then utilised as a separate unit to the main dwelling house then this would become a material change of use and would require separate consideration by the Department.
6.5 In the case of this application it is important to address those issues raised by the objectors. A common theme between the objections from each of the neighbours is the current use of the property as office space and the change of use of the integral barn store as living space within the main dwelling. The current planning application seeks approval for the regularisation of two elements of the property, its entire use as a residential dwelling and not for the purpose of office accommodation and the change of use of the existing barn into additional living accommodation. The change of use of the barn can be clarified under part (b) of GP3 and simultaneously under Housing Policy 11 where there is a general presumption in favour of the use of rural or redundant buildings for residential purpose where it can be demonstrated that the building is of architectural, social or historic interest. In this instance the proposed first floor lounge is considered to restore the historic qualities of the barn and is considered acceptable. The replacement of the south-west elevation access door with a glazed alternative is not considered to impact the privacy of neighbouring property Westerley whom sits over 60m away.
6.6 Looking at the proposed extension it is considered that its erection at the rear of the property will not impact the neighbouring properties or impact the existing building. Its location at the rear will ensure that the front elevation remains predominantly untouched and thus retaining its strong Manx vernacular qualities. The current rear elevation is a blank mass of solid Manx stone, the addition of the proposed rear entrance, single garage and additional bedroom is considered to provide the dwelling with suitable accommodation which will result in a more efficient use of the overall dwelling.
6.7 Although not a major consideration to the overall proposal the demolition of the existing lean to on the side elevation and its replacement with a new single storey extension shall improve the energy efficiency of the overall dwelling and that its development is not considered to generate any impacts above what is already in existence from the existing lean to.
6.8 The proposed roof terrace above the single storey extension has raised concern in a number of the submitted objections. The roof terrace covers the entire roof space above the ground floor lounge and is accessed from the proposed first floor kitchen. Given the location of the application site and the topography of the land it is clearly evident that Reayrt Ny Marrey sits much higher than its neighbour Meadowcroft, as such the distance of 25m between the two properties safeguards the

privacy of Meadowcroft and that views from the application site are over and above Meadowcroft towards the west coast of the island and beyond toward the sea. This outlook is already visible from the windows on the first floor elevation of the existing property, in particular those windows on the first floor. It is anticipated that the inclusion of the first floor roof terrace, albeit from an open-air aspect, is not expected to generate any additional impacts on privacy of Meadowcroft above what is already in existence.
6.9 Looking at the alterations to the main dwelling house, the rear and side extensions are not considered to impact the existing qualities of the Manx vernacular property and the proposed use of timber cladding is anticipated to create a distinction between the new and the old.
6.10 In general the majority of the front elevation is to remain untouched with the exception of the existing garage door being replaced with glazed sliding doors and the installation of a larger feature window to replace the existing small window within the proposed first floor lounge. The views from and the design impacts of this window will be on par with the adjacent existing large window on the front elevation of the proposed lounge. There are no additional impacts to warrant a concern.
6.11 At roof level the application proposes to install 8 roof lights above the proposed lounge, 4 on each roof slope; this replicates the 8 roof lights which were approved under PA 03/01620/B but were not installed, and the installation of which would have no impacts on the existing property or surrounding area. It should also be noted that the installation of 3 roof lights per roof slope can be completed without the need for planning approval under the Permitted Development Order. The proposal in this case is only 1 higher than that allowed under Permitted Development and is considered acceptable.
6.12 Within the roof scape the application also seeks approval for the installation of a flue to service the proposed multi-fuel burner within the first floor lounge. It was discussed with the agent that this flue should be finished in black to match the dark material finished of the existing roof. Avoiding a stainless steel finish ensures that there are no reflections of sunlight or daylight which may result in the flue glistening within the landscape and thus reducing its overall impact on the surrounding Manx countryside.
6.13 The application proposes 3 en-suite bedrooms and one bedroom with a shared bathroom. A number of objections including the Commissioners have addressed the issue that the overall proposal would put pressure on the efficiency of the current sewerage system and that it would not be adequate. It must be noted that under the Permitted Development Order that the replacement of a sewerage treatment system within the curtilage of a dwelling house can be carried out without the need for formal planning approval (subject to conditions), and is therefore not a material planning consideration. The applicant could address the finer details of an additional sewerage treatment system within a building regulations application is necessary.
6.14 In terms of Housing Policy 15, the current planning application seeks approval for the addition of 82.75 sq m of new floor space within the proposed rear extension (excluding the external roof terrace). The application also seeks approval for the addition of the first floor barn/store as a residential lounge area, which will create an additional floor area of approx. 38 sq m. The assessment of this has been considered in conjunction with Housing Policy 11 and deemed acceptable. The total floor area of the existing house including the first floor lounge is approx. 173 sq m. The proposed extension is therefore bordering the 50% increase stated in Housing Policy 15.
6.15 HP 15 safeguards the extension of traditional dwellings. In the case of this application, it is considered that the proposed extension will not adversely impact the qualities of the existing Manx vernacular property due to the majority of the proposal being located at the rear of the property and not visible from the main highway or to the neighbours. The extension is of a size which is not detrimental or overbearing on the existing dwelling and utilises redundant elements of existing building within the overall proposal. Given the 65m distance between Reayrt Ny Marrey and

Westerley it is it not considered that the proposal shall impact the amenities of either properties to warrant a refusal and that the proposal shall create no significant further impacts on Meadowcroft above what is already in existence.
6.16 In general the erection of the rear extension and the alterations to the existing dwelling are considered to protect to countryside and ecology to the best of its ability by extending efficiently as close to the existing dwelling are restoring redundant spaces of the existing barn, furthermore the location of the new development at the rear of the property similarly protects the designated Area of High Landscape Value in accordance with both Environment Policies 1 and 2. In terms of General

Policy 2 the proposal respects the site and the existing dwelling and does not adversely impact the amenities of the neighbours. The proposal successfully unifies the entire property without detriment to the historic qualities of the existing Manx vernacular cottage and adjoining barn. Although the proposal borders the 50% increase as mention in Housing Policy 15 it is considered the increase is exempt given that the overall proposal enhances the traditional Manx merits of the existing building. The proposal is considered acceptable and to comply with the Environment Policy 1 and 2, General
Policy 3, parts (b), (c), and (g) of General Policy 2, Housing Policy 11 and Housing Policy 15.

7.0 CONCLUSION AND RECOMMENDATION - 7.1 Overall it is considered that the proposal provides a successful scheme which reinvigorates the existing Manx vernacular property of Reayrt-Ny-Marrey which will enhance its appearance within the landscape whilst protecting the characteristics of the local countryside and the designated are of High Landscape Value. Although it may not be agreed upon by the neighbours, the proposal is not expected to adversely impact the privacy of either of the neighbouring properties or to adversely impact their amenities. - 7.2 Given the reasons set out in the assessment and the conclusion the application is recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

o The owners of Westerley, Ballabooie Road, Ballakaighen, Near Peel, German, Isle of Man IM5 2AH.
o The owners of Meadowcroft, Ballabooie Road, Peel, Isle of Man IM5 2AH

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 06.12.2016

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.

C 2. The application site must be used as one single residential dwelling only.

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 extension, enlargement or other alteration of the dwelling hereby approved shall be carried out without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area and to protect the traditional qualities of the Manx vernacular building.

C 4. The proposed flues must be finished in matt black. Reason: To reduce the visual impact within the landscape.

R . The proposed roof terrace, by virtue of its size and position would adversely impact the privacy of neighbouring property Meadowcroft. As such, it is not considered to comply with (b) and (g) of The Isle of Man Strategic Plan 2016 General Policy 2.

Note: Whilst the application site is not within an area designated for a specific use or purpose, there are provisions set out in General Policy 2 which can be used in the determining of applications where by it sets out a number of general standards for development.

This approval relates to Survey Drawing No. 130995-1 and Survey Drawing No. 130995-2 both date stamped and received 23/05/2016. Planning Drawing No. 130995-4 Rev A date stamped and received 24/05/2016, and Site Location Plan No.13995-5 and Planning Drawing 130995-3 Rev A both date stamped and received 19/09/2016.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : …Refused.. Committee Meeting Date:…12.12.2016

Signed :………L KINRADE………….. Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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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.

Planning Committee Decision 12.12.2016

Application No. : 16/00595/B Applicant : Miss Yvonne Brown Proposal : Alterations and erection of extension to dwelling Site Address : Reayrt Ny Marrey

Ballakaighen Ballabooie Road Peel Isle Of Man IM5 2AH Presenting Officer : Miss Lucy Kinrade Addendum to the Officer’s Report

Following the comments raised at the Planning Committee it was considered that the rear extension to the existing property was acceptable but the addition of a first floor roof terrace was not acceptable. The Planning Committee stated that the inclusion of the first floor roof terrace in this instance would be overbearing and would adversely impact the privacy of neighbouring property Meadowcroft.

For this reason it was considered that the application be refused.

Reason for Refusal

R 1. The proposed roof terrace, by virtue of its size and position would adversely impact the privacy of neighbouring property Meadowcroft. As such, it is not considered to comply with (b) and (g) of The Isle of Man Strategic Plan 2016 General Policy 2.

Officer Report and Pc Addendum

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