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Application No.: 24/91160/B Applicant: Ms Pamela N Moxon Proposal: Erection of single-storey lean-to extension to north-east elevation Site Address: Gulls Way Barn Dalby Isle Of Man IM5 3BR Planning Officer: Graham Northern Recommended Decision: Permitted Date of Recommendation: 04.12.2024 _________________________________________________________________
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.
This application has been recommended for approval for the following reason. The proposal is in accordance with General Policy 2 and Housing Policy 15 of the IoM Strategic Plan 2016
Plans/Drawings/Information; This approval relates to the following drawings and documents received 08 October 2024:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection
_________________________________________________________________ Officer’s Report
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Gulls Way Barn which is a converted stone outbuilding within the Parish of Patrick. The property lies on the landward side of the A27 and is roughly equidistant between Glen Maye and Dalby. - 1.2 The access into Gulls Way Barn is shared with Ballnalargy Cottage with parking for several cars within Ballnalargy Barn's current hardstanding. - 1.3 The form states the use is residential but the authorised use is ancillary/tourist (2016) and the application has been considered on this basis and as such those parameters would still apply.
5.5 Housing Policy 15 is of relevance 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)" Residential Design Guide (2021) - 5.6 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. - 5.7 Section 4 of the residential design guide considers house extensions and the following sections are considered of relevance to this application:
4.2.2 Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
6.1 The following representations can be found in full online, below is a short summary;
6.4 No comments received from neighbouring properties.
7.1 The key issues to consider here are the visual impacts of the proposals on the character and appearance of the existing dwelling, the visual impacts from public view and the impact on the countryside.
7.2 The existing property is a traditional property with a pitched roof and stone as the predominant material.
7.3 The extension is a very small addition, single storey and of 15 sq. metres, as such it is not considered to be of a scale that results in a detrimental impact or dominates the existing property. Character and appearance of the existing dwelling - 7.4 When looking at the property in relation to HP15, the test is whether any extensions have been designed with the proportion and form of the existing traditional dwelling and whether any proposed extensions would affect the character and appearance of the existing dwelling. - 7.5 There are no public vantage points viewing the property face on due to the property being accessed from an access track to Ballnalargy Cottage and the Barn, which lie on the hillside. - 7.6 The extension is small of in keeping design and not of a scale that would impact on the character or dominance of the two storey main dwelling. The materials proposed are in keeping and a bungalow to the main road known as Balinalarky is of render construction. The materials will also differentiate the newer extension from the original barn rather than attempting to match the stonework. - 7.7 The design and materials are considered acceptable and add to the functionality of the property and as such are considered acceptable. Neighbouring Amenity - 7.8 The property is isolated and some distance from the nearest dwelling. The proposals are single storey and modest in scale as such there is not considered to be any detrimental impact on residential amenity.
8.1 The siting, design and finish of the extension is an acceptable level of development to an existing property that comprises traditional qualities and without adversely increasing its visual impact from public view or within the wider countryside. The proposals are considered unobjectionable and recommended for approval. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 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 the Right to Appeal.
I can confirm that this decision has been made by the Acting Head of Development Management 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: 05.12.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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