DEC Officer Report

Application No.: 19/00853/B Applicant: Mr & Mrs Andrew Bell Proposal: Alterations, demolition of existing porch and erection of an extension Site Address: Cronk E Dhooney Farmhouse Cronk Y Dhooney Ballakilpheric Colby Isle Of Man IM9 4BS Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.09.2019 _________________________________________________________________

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.

• C 2. The new accommodation may be used only as part of the main house, Cronk-y-Dhooney Farmhouse and not let or sold separate therefrom. Reason: to reflect the nature of the proposal and clarify the extent of the approval.

Plans/Drawings/Information;

This decision relates to drawings 2019/22/01, 02A and 03A all received on 29th July, 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE SITE

1.1 The site is the residential curtilage of an existing dwelling, Cronk y Dhooney Farmhouse which sits on the southern side of a lane which is also a public footpath to the east of the B44 Ballakilpheric Road. The property is a traditional Manx farmhouse whose front elevation faces south (the rear elevation has no windows or doors on it) although has a modern almost flat roofed porch/sun lounge which provides the only means of access into the property. THE PROPOSAL - 2.1 Proposed is an extension to the property on the southern side of the porch/sun lounge to provide a single storey structure which will accommodate a bedroom and en-suite bathroom designed to be accessible to wheelchair users. The extension will have a pitched roof (30 degrees compared with the main property whose roof is pitched at 35 degrees) and spar dashed walls to match those on the main house. The porch will be rebuilt to accommodate a flat roof and lantern light.

2.2 The applicant explains that he is the primary carer for his sister-in-law and his father now wishes to move home out of a residential care facility. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Residential. As such, the following parts of the Strategic Plan are relevant: Housing Policy 15 guides the extension of traditionally styled properties as follows:

"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 Planning approval was granted for the erection of an implement building (84/01324/B). Planning approval has also been granted to the replacement of a large industrial building opposite with a dwelling (13/00452/A and 15/00682/REM and for the conversion of its outbuildings to tourist accommodation (09/01500/B) with subsequent alterations. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services have no highway interest in the application (09.08.19).

5.2 Rushen Parish Commissioners have no objection (22.08.19). ASSESSMENT - 6.1 The existing dwelling and porch are visible from the main road as well as from the footpath/lane but with a backdrop from the road of the slated roofed outbuildings of Robin Hill Farm which form a context to the view of the house from the lane.

6.2 The proposal is not a conventional form of extension but visually breaks up the form of the building mass in a not dissimilar way to those across the lane. The new accommodation will be 32 sq m measured externally but internally less than could be occupied independently and as a proportion (19%) of the overall dwelling floor area (168 sq m), the proposal falls comfortably within the parameters described in HP15. CONCLUSION - 7.1 The proposal is considered to accord with the relevant Strategic Plan policy and the application 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:

• 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 in Article 6(4) who should be given Interested Person Status.

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 : 06.09.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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