Officer Planning Report

Application No.:	12/00879/B
Applicant:	Mr & Mrs Roger Raatgever
Proposal:	Alterations and erection of an extension to dwelling
Site Address:	Ballastroke Farm
Ronague Road
Ballabeg
Castletown
Isle Of Man
IM9 4HF

Officer's Report

The Site

1. The site is the residential curtilage of an existing dwelling situated on the eastern side of the Ronague Road (B42). The dwelling was formerly a farmhouse which has been extended and altered over time and linked in to an adjacent stone barn. The resultant dwelling is a mixture of finishes and styles with myriad window sizes and shapes.

The Proposal

1. Proposed is the erection of a sun lounge on the front of the barn, alongside an existing porch. The sun lounge will take the form of a rectangular structure which has a pitched roof projection at each end, reflecting the profile of the porch to the right and the gable of the dwelling to the left. The sun lounge will have a stone plinth up to a level of 300mm above ground and the frames of the structure will be green oak with a grey fibreglass roof.

1. The structure will project out by 4.6m and be 9.3m wide and 3.6m to the apex of the projecting gables.

Planning Status And Policy

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as "white land", that is open space not designated for a particular purpose but not within an area of High Landscape Value and Scenic Significance. On the draft Southern Area Plan the site lies within an area of Open Space. On the Landscape Character Assessment the site lies within a much wider area of Incised Inland Slopes.

1. The Strategic Plan contains two policies regarding the extension of existing properties in the countryside: one refers to traditional properties and the other to non-traditional properties and ones of poor form:

Housing Policy 15 states "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)."

Case Officer :	Miss S E Corlett
Photo Taken :
Site Visit :
Expected Decision Level :	Officer Delegation

Housing Policy 16 states: "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."

As the property contains both traditional elements (the barn and original house) and more modern additions, both policies are considered to be relevant to the consideration of the proposal.

Planning History

1. The dwelling has been the subject of the following applications for alterations and extensions - all permitted: PA 09/0998, 09/00158, 01/2428 and 01/1858.

1. A replacement dwelling was permitted under PA 99/1010 and the conversion of the barn and link to the dwelling were approved under PA 98/1088.

Representations

1. There are no submissions on the file at the time of writing.

Assessment

1. The property has already been extended, the most recent addition being in 2001 and following the replacement of the original farmhouse. What now exists is a traditional dwelling which has a large extension on the front which is not of traditional form or character and which is linked to a traditional barn which retains much of its character albeit attached to a more modern structure. The barn already has a modern porch added and plastic framed windows and patio doors installed.

1. What is proposed is modest in scale and designed to reflect the gables alongside and will be positioned over a large set of patio doors. None of the building can be easily seen from the main road nor any public perspective. The proposed sun lounge will be very small compared with the scale of the overall development and it is considered that the proposed extension is sympathetic to the existing building and will not increase the impact of the existing buildings as viewed by the public.

1. As such it is considered that the proposal complies with the provisions of both HP 15 and HP16 and is recommended for approval.

Party Status

1. The local authority, Arbory Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 20.07.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the alterations and extensions shown in drawings WL/12/1233/1, WL/12/1233/2, WL/12/1233/3 and WL/12/1233/4 all received on 18th June, 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 24/7/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sennifer Chance Development Control Manager