DEC Officer Report

Application No.: 24/00785/B Applicant: Mr & Mrs Andy & Claire Cain Proposal: Demolition of existing conservatory. Provision of new single storey extension to provide additional living accommodation. New dormer to rear. Replacement windows throughout. Site Address: Three Acres Ballafreer Lane Union Mills Isle Of Man IM4 4AS Planning Officer: Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.11.2024 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposed extensions are acceptable in terms of their form, mass and design by providing suitable additions and alternations to an existing residential property in the countryside, without detriment to the amenity of surrounding residential properties. The development is therefore in compliance with General Policy 2 and Housing Policy 16 of the Strategic Plan (2016).

Plans/Drawings/Information; This decision relates to the following plans and documents referenced; 01 - site location plan, existing and proposed block plans 10 - existing plans and elevations 100 - proposed plans and elevations 900 - proposed 3D images Received 17.07.24

Interested Person Status

None.

Officer’s Report

1.0 THE SITE - 1.1 The site relates to the detached dormer bungalow of Three Acres and its associated curtilage. The property is located on the eastern side of Ballafreer Lane approximately halfway between the junction with Peel Road to the south and Ballafreer Farm to the north. The property is sited within the north-western corner of what was once a larger agricultural field and is associated with a fairly modest curtilage. The dwelling is well screened from the Lane due to the presence of mature trees present along the western and northern boundaries of the site. - 1.2 The dwelling is situated within close proximity to the neighbouring property of Rose Cottage to the immediate north, whilst a further property in the form of Ballafreer Cottage is located circa. 115m to the south/south-east.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for various alterations and extensions to the property, which include the following:

• - Demolition of the existing conservatory on the south-western elevation and erection of a part dual-pitched and part flat roofed extension to provide a new open plan kitchen and dining roof, together with a new entrance hall and enclose porch;
• - The flat roofed element would effectively provide a link between the new dual pitched extension and the existing attached dual pitched double garage, whilst being finished in timber effect cladding with grey fibreglass for the roof;
• - The dual pitched extension would be finished in painted render and concrete tiles to match the remainder of the dwelling;
• - The proposals further include the erection of a new dormer on the north-western elevation comprising a steep sloping mono-pitched roof to match the existing dormer window on the opposing elevation. The new dormer would facilitate an enlarged bedroom and corresponding on-suite bathroom, and also finished in matching materials to the remainder of the dwelling.
• - Replacement fenestration in the form of anthracite uPVC and aluminium patio doors are proposed throughout the dwelling, together with various internal alterations.

3.0 PLANNING HISTORY - 3.1 Planning permission was previously granted for the erection of the present conservatory in 2000 (00/00029/B), whilst more recently permission was granted in 2014 for the removal of an agricultural worker’s occupancy condition relating to the original 1979 permission (48075).

4.0 PLANNING POLICY - 4.1 The application site is within an area of countryside that is not designated for development in the Area Plan for the East (2020). The site is not within a Conservation Area or an area at risk of flooding. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 1 Efficient use of land and resources
• 2 Priority for new development to identified towns and villages 5 Design and visual impact Spatial Policy

• 5 Development in the countryside will only be permitted in accordance with General Policy
• 3

General Policy 2 General Development Considerations 3 Exceptions to development in the countryside Environment Policy 1 Protection of the countryside Housing Policy 16 Extension or alteration to non-traditional styled properties in the countryside

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Marown Parish Commissioners – No objection. (09.09.24) - 5.2 Highways Services – No highways interest (26.07.24) - 5.3 Ecosystems Policy Officer – The property does not show any obvious potential roost points for bats, though there could be some opportunity for occasional or transient use by small numbers of bats, in places such as under lead flashing around the chimney. We believe that the risk to bats from the proposed work is low and therefore we will not be requesting an assessment for bats prior to determination.

However, we would still advise that thorough checks for bats and signs of bats, such as dropping and staining, be made around the roof prior to works taking place, which will require all external holes, crevices, lead flashing, loose tiles and roof voids, to be investigated. (27.08.24)

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (GP3, EP1, HP16)
• - Design and visual impact (GP2, HP16)
• - Impact upon neighbouring amenity (GP2, g)

- 6.2 PRINCIPLE

• 6.2.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. Housing Policy 16 and its supporting text do however include provision for extensions to non-traditional dwellings within the countryside, provided such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resultant dwelling in the context of the public realm.
• 6.2.2 The property is reasonably from the streetscene with mature trees and hedging noted along the plot’s front boundary. The dwelling is therefore nor overly visible in the context of the streetscene. In any case, the level of development proposed on the western elevation of the property which fronts towards the streetscene is considered to be modest in scale and footprint, and therefore not pose a detrimental impact upon the character and appearance of the dwelling as perceived in the public realm.

• 6.2.3 Whilst matters relating to design are covered in the following sections of this report, the general footprint, form and scale of the proposed extensions/alterations are considered to be acceptable in the context of the existing dwelling and such that the impact of the development upon the wider streetscene/visual amenities of the locality would be minimal. Consequently, the principle of development is deemed acceptable.

- 6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 The proposed additions are considered to be fairly modest in the context of the existing property, whilst not being overly evident within or indeed harmful upon the character and appearance of the immediate streetscene. The existing dwelling is of no particular architectural merit, with the proposed changes, including the replacement fenestration and repainting of the dwelling, considered to allow for a sensitive visual modernisation of the property. Indeed, the removal of the existing conservatory is particularly welcomed as it appears somewhat incongruous from a visual standpoint, whilst the introduction of a dual-hipped extension and flat roofed link in its place with a more clearly defined front entrance would improve the legibility of the property.
• 6.3.2 Overall, the proposed changes to the property are considered to be acceptable from a design standpoint and such that the wider landscape character would not be adversely impacted as a result of the proposals, particular given the partially enclosed nature of the site and the presence of mature tree along much of the site’s perimeter. The proposals would further improve the character and appearance of the dwelling to the benefit of the site’s immediate setting. The proposals are therefore deemed compliant with General Policy 2 (b) and (c).

- 6.4 NEIGHBOURING AMENITY

• 6.4.1 The only element of the scheme likely to pose any material impact upon neighbouring amenity is the addition of the rear (north-western elevation) dormer, which would have the potential to result in increased overlooking with respect to the neighbouring property of Rose Cottage. However, it is recognised that the additional 2 no. windows in the new dormer would serve an existing bathroom and new en-suite; neither of which are deemed as habitable rooms, whilst being sited circa. 25m from the southern boundary of the curtilage of the neighbouring property. On this basis, and in the absence of any further material issues, the proposals are considered to be acceptable in the context of safeguarding neighbouring amenity, in compliance with General Policy 2 (g).
• 7.0 CONCLUSION

7.1 The proposed extensions are acceptable in terms of their form, mass and design by providing suitable additions and alternations to an existing residential property in the countryside, without detriment to the amenity of surrounding residential properties. The development is therefore in compliance with General Policy 2 and Housing Policy 16 of the Strategic Plan (2016), and recommended for approval. - 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; € the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; € 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 (DEFA) 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: 13.11.2024 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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