Officer Planning Report

Planning Report And Recommendations {{table:457357}} ### Considerations {{table:457354}} ### Written Representations ### Consultations {{table:457355}} {{table:457356}}

Officer's Report

The Site

The site lies on the western side of the A3 Foxdale Road and represents the curtilage of an existing dwelling - Ballakewin Olde Farm and two smaller outbuildings which lie to the south. The dwelling is an original vernacular dwelling which has had rather unfortunate extensions and alterations, large dormers, a modern conservatory and a round headed window. The property has an extension at the side and another at the rear.

There is a tennis court to the south of the property, a large pond to the south west and to the north and established woodland to the north.

Planning Status

The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as High Landscape Value and Scenic Significance. On the draft Southern Area Plan which was published on 23rd October, 2009 the site lies within an area not designated for development but identified as Incised Slopes where the following advice is available:

"Incised Slopes - Ballamodha -<br/> Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's:<br/> This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact."

The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:

"4.5 Type D: Incised Slopes

The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type;
• The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape;
• Approach routes, key views, and gateways to settlements within these landscapes should be enhanced;
• Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided;
• The use of local vernacular building styles and materials should be encouraged;
• New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged;
• Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors;
• Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast;
• Care should be taken to avoid the suburbanisation of river valleys and stream corridors;
• Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided."

Planning History

The following applications have been submitted in respect of this site: PA 06/02048/B - Creation of a private tennis court Status - Permitted PA 04/00454/B - Installation of an additional uPVC casement window on south gable elevation Status - Permitted

PA 97/01215/B - Erection of field shelter, field 1870, Ballakewin Old Farm, Foxdale Road, Malew. Status - Permitted

PA 94/01286/B - Construction of dormer window and conservatory, Ballakewin Olde Farm, Silverdale, Malew. Status - Permitted PA 89/00122/B - Renovation of farmhouse and conversion of adjoining barn to lounge, bedroom and en-suite bathroom, New rear porch, Ballakewin, Ballamodha, Malew Status - Permitted PA 88/00675/A - Approval in principle for alteration to adjoining building to convert into additional living accommodation, Ballakewin farmhouse, Malew. Status - Permitted THE PROPOSAL

Proposed is the alteration and extension of the property, namely the demolition of the existing conservatory and catslide and rear annex and their replacement with a glazed link and second double pitched unit. The eastern, front elevation will remain unchanged. The side elevations will remain as wide in footprint as the existing but there will be increased massing at the first floor level.

Representations

Malew Parish Commissioners and Highways and Traffic Division indicate that they do not oppose the application.

Assessment

The existing floor area is 317 sq. m measured externally. Proposed is 378 sq m - an increase of over and above the existing. The existing floor area results from the original cottage plus converted barn alongside with additions to the floor area which were added in 1994, amounting to a further 31 sq m at most (the dormers and the conservatory). As such, even taking into account the original floor area of the cottage and barn, the additional floor area now proposed amounts to an increase of only which is well within the provided for in Housing Policy 15 which 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 of the existing building in terms of floor space (measured externally)."

In addition, the existing property is completely screened from public view from the main road and the proposed alterations will not render the property any more visible.

As such the property is considered to accord with the provisions of HP 15 and is recommended for approval.

Party Status

The local authority is, 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.

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 22.10.2010 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 10327/01A, 10327/02, 10327/03D and 10327/04 all received on 20th September, 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : Signed : Senior Planning Officer