DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/00774/B Applicant: Mr & Mrs Richard & Gillian Barker Proposal: Single-storey link extension and associated works (amendments to PA 09/01452/B) (Retrospective) Site Address: Ballabeg Farm St Judes Road Andreas Isle Of Man IM7 3HF Planning Officer: Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2024 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. it is considered the proposal would comply with policies GP2, GP3 and HP16 in the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information; This approval relates to the following drawings received 23.07.2024: Location Plan Block Plan Plans and Elevations as Proposed

_______________________________________________________________ Interested Person Status

None ___________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of the Ballabeg Farm, St Judes Road, Andreas. The property sits in an isolated position off a private drive that runs to the east off St Judes Road to the south of Andreas. The property is a detached dwelling with planning permission for stabling and garaging approved in 2009 and in situ.

- 2.0 PROPOSAL

2.1 The proposal seeks retrospective permission for a small link extension that has been constructed which attaches the stabling and garaging approved previously to the main dwelling. The extension is a small "L" shape single storey addition.

3.0 PLANNING STATUS - 3.1 The site is shown as within an area not designated for development under the 1982 Development Plan. The site is not within a Conservation Area. - 3.2 In terms of the Strategic Plan (2016), paragraph 8.12.2 states, "As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside". - 3.3 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which states (in full), "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)" and Housing Policy 16 due to the non-traditional parts of the property, which states (in full), "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." - 3.4 There are a number of other relevant policies within the Isle of Man Strategic Plan 2016, as summarised below. - 3.5 General Policy 2 sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation including design (respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them), wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety. - 3.6 General Policy 3 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exception, which do not include the extension of existing dwellings. - 3.7 Environment Policy 1 seeks to prevent development which would adversely affect the site other than in exceptional circumstances.

4.0 PLANNING HISTORY - 4.1 The previous planning application are considered relevant in the assessment and determination of this application: - 4.2 09/01452/B - Alterations to existing stables - Permitted. - 4.3 12/00203/B - Erection of a replacement dwelling (Amendment to PA 10/01607/B) (Partial Retrospective) - Permitted. 5.0 REPRESENTATIONS 5.1 Highway Services 02.08.2024 - No highway interest

6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - principle of development (GP3, HP16)
• - character and appearance (GP2, HP16)
• - Neighbouring Amenity (GP2)

6.2 PRINCIPLE - 6.3 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. However, Housing Policy 15 and 16 and its supporting text clearly allows for residential extensions in the countryside, where they would not detract from the countryside which, in the case of the extension of traditional/non-traditional dwellings, where there would

• not be a substantial increase in terms of floor area (over 50%) nor where the proposed works would increase the impact of the building as viewed by the public.
• 6.4 The property itself is not of traditional appearance given it's a new dwelling that has been constructed within the last 20 years as a replacement. The property is also set well away from the main road along a private gated driveway and isn't visible from the main road.
• 6.5 The extension is very modest in size which creates a utility which is single storey and links the house with the stable block. The additional floor space is stated at 18 sq metres on the application forms which is well under 50% of the existing dwelling.
• 6.6 Potential visual impact upon the amenities of the countryside
• 6.7 The utility room/ link extension is very well screened from public views, given the extension is situated between the house and the stable block. Additionally the dwelling is located within an extensive curtilage and is remote and private from the road. Furthermore, the scale, proportion and finish all ensure the extension is subordinate to the main dwelling, which still appears as the more prominent feature on the site. The dwelling has an extensive curtilage and as such the extension is considered in keeping and not out of character and retain the amenity of the countryside.
• 6.8 NEIGHBOURING AMENITY
• 6.9 The nearest property is a considerable distance away from the property and the extension at single storey scale is not of a size that would cause any significant harm. As such it is not considered to result in any harm to Neighbouring amenity.

7.0 CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policies 2 and 3 and Housing Policy 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. _____________________________________________________________________

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 13.09.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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