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1.1 The application site is the curtilage of Ballakilley Farm, Church Road, Rushen which is a detached traditional stone farmhouse. The site is situated to the south east of the A29 Church Road. The site is well screened from the public thoroughfare by a stone boundary wall and a number of mature trees.
1.2 The main dwelling is a traditional property which has a glazed conservatory to the side which links the single storey kitchen to the living room which is in a converted outbuilding. There is a lean-to structure off the side elevation of the converted outbuilding. The conservatory is timber framed built off a stone plinth, it is now showing signs of structural movement and damp penetration.
2.1 The application seeks approval for the demolition of the existing conservatory and lean-to structure. Also proposed is the erection of an oak framed extension to replace the existing conservatory and lean-to structure. The extensions would be finished to match the main part of the dwelling in terms of slate and stonework. The bi-folding doors which would be installed would be powder coated.
3.1 There are a number of previous applications none of which relate to the assessment of the current application.
4.1 The application site is within an area identified as "Private Woodland" identified on The Area Plan for the South 2013. Given the nature of the application it is appropriate to consider Environment Policy 3 and Housing Policy 15 of The Isle of Man Strategic Plan (20th June 2007).
Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
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).
6.1 The application seeks approval for the erection of an extension to replace the existing conservatory to form a garden room. Also proposed are the removal of an existing stone structure and the erection of a lean-to conservatory on the side elevation of the existing living room.
6.2 The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the dwelling and countryside in general and the impact upon the Private Woodland.
6.3 The proposed extension would be oak framed with stone detailing and slate roof to match the main dwelling. The extension would replace and existing structure and therefore would fall under the 50% increase over the existing floor space. The existing conservatory has a glazed roof and sides and is not considered to be particularly in-keeping with the main dwelling. The proposed replacement extension is considered to be more appropriate in terms of materials. It is considered that the proposed extension would respect the proportion, form and appearance of the existing dwelling.
6.4 The windows in the proposed extension would be painted timber to match the main dwelling; the bi-folding doors would be powder-coated aluminium. This is considered to be an acceptable material as the aluminium would produce a thinner frame than PVC. It is considered that the aluminium doors would appear lightweight within the oak framed building.
6.5 The part of the dwelling subject to the application is at the far side of the property when entering the site. The property is not readily visible from the public thoroughfare and therefore the proposed works would not have an impact when viewed by the public.
6.6 The works to the property would be of a sufficient distance from the trees and therefore would comply with Environment Policy 3.
6.7 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, and the Local Authority, Rushen Commissioners in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of 14.07.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 approval relates to Drawing Numbers 1307/01, 1307/02 and 1307/03 date stamped 12th June 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 15.7.14
Signed: _________________________ Chris Balmer Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Head of Development Management
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