DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01397/B Applicant: Mr & Mrs Damian & Sharlotte Bird Proposal: Two storey extension to provide additional living accommodation and creation of new detached double garage. Site Address: Ballakewin Old Farmhouse Foxdale Road Ballasalla Isle Of Man IM9 3ET Planning Officer: Hamish Laird Photo Taken: 28.02.2024 Site Visit: 28.02.2024 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 20.06.2024

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.

• C 2. Prior to the commencement of the development on site including any works of demolition, hereby approved, a schedule of materials including finishes for the external walls and roofs, external door and window frames; external doors and windows; and, guttering and rainwater goods; shall be submitted to and approved in writing by DEFA Planning. Thereafter, the development shall be carried out in accordance with the approved details, with the approved finishes and materials being retained and maintained for the lifetime of the development.

Reason: To ensure that high quality materials are used for the replacement dwelling to preserve the character of the site and impart a high quality finish in the interests of visual amenity.

• C 3. The new garage, hereby permitted, shall be used for the housing of vehicles and/or for ancillary domestic storage purposes only in relation to the residential occupation of Ballakewin Old Farmhouse. It shall not be used to provide any ancillary living or sleeping accommodation.

Reason: The garage is to be sited in an area with a high potential for Flood Risk in terms of a risk from Surface Water flooding where the provision of any living or sleeping accommodation would be unacceptable in Flood Risk safety terms.

Note. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

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

Overall it is concluded that the planning application accords with the provisions set out in General Policy 2, Housing Policy 15, Environment Policy 1 and Environment Policy 22 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to: Drawing No. 23 1723 01 - Site and Location Plans;

• Drawing No. 23 1723 04 - Ground Floor Proposed;
• Drawing No. 23 1723 05 - First Floor Proposed;
• Drawing No. 23 1723 06 - Section, Elevations and 3D as proposed; Drawing No. 23 1723 08 - Roof Plan as Proposed;

• Drawing No. 23 1723 08 - Detached Garage as proposed;
• Drawing No. 23 1723 09 - Site Overview - Proposed Site Layout Plan; and other documents - all date stamped and received 29th November, 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None. _____________________________________________________________________________

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR AN APPROVAL

1.0 THE SITE - 1.1 The application site is located in the countryside and comprises the residential curtilage of the detached dwelling at Ballakewin Old Farmhouse, Foxdale Road, Ballsalla. It is located on the west side of the A3 Foxdale Road to the south of Silver Burn and is accessed via a private drive to the south running from the road linking the A3 with Grenaby Road to the west. Mature woodland bounds the site to the north, whilst woodland lies on the opposite side of the A3 to the east. A pond and fenced tennis court are contained within the grounds along with outbuildings and outdoor storage areas which are sited between the dwelling and the A3. The site is also accessed directly from the A3 by a secure gated entrance. - 1.2 The existing dwelling covers two floors with the following accommodation:

Ground floor: a large family room/kitchen; plant room; WC; utility room; play room; dining room and lounge with entrance hall and stairs up;

First floor: 5 bedrooms (3 doubles with en-suite bathrooms) and 2 singles plus a family bathroom, and two sets of stairs.

Outside: as mentioned above there is the pond and fenced tennis court, also a single storey, detached office building with attendant kitchen and WC.

2.0 The Proposals - 2.1 The proposed development involves the addition of an extension on the south/west side of the dwelling to provide the following:

Ground floor: An entrance porch and ground floor family room which would link in with the existing dining room and kitchen. First floor: at this level this would result in the creation of a new master bedroom with en-suite bathroom and dressing area, making a total of 6 bedrooms in all.

Outside: The erection of a new detached double garage located in a dip on site to the north of the fenced tennis court area measuring 7.6m wide x 6.6m deep x 5.6m high to the ridge (2.7m high to the eaves)

2.2 The architectural language of the main house is the source of the designed elements of architectural treatment of the new extension. Ballakewin Farmhouse is a traditionally built stone building dating form 1864 comprising the Farmhouse, 2 No. 2-stiorey barn buildings and a single storey outbuilding set in 6 acres. The most relevant recent extension is approved by PA10/01393/B which resulted in a more regularised form for the main farmhouse alongside the traditional farmhouse construction and retained barn element. - 2.3 The covering letter accompanying the application advises of the design ethos and purpose of the extensions as follows:

"This application proposes therefore to extend this same element in order to provide a more distinct entrance porch, an extended ground floor living area off the existing with a new master bedroom over which would allow an improved, more open outlook than the existing maters bedroom which resides within the older part of the property and as such offers little outlook.

The addition proposed is as before, a simple form extending the current wall and roof lines offering a distinct extension from the traditional part when viewed from the entrance drive and parking area. The south facing elevation now becomes the primary elevation when approaching Ballakewin with the remainder of the more recent extension, (the west elevation), to be visually tied to the proposal with darker finishes to read as one extension.

The overall aim is to leave the North road facing elevation in the traditional with the rear, more private elevations designed to suit modern, open and light living requirements, allowing the attractive gardens to be viewed from within."

3.0 PLANNING STATUS AND POLICY - 3.1 The land as designated, is not zoned for development and sits within a rural part of the open countryside approximately 3.0 kilometres north of Balasalla (see Map 4) as shown in the Area Plan for the South (2013). The site is not within a Conservation Area. - 3.2 Within the Isle of Man Landscape Character Assessment written statement (July 2008) under section 3.0 Landscape Character Area (LCA), page 85, para. D14 is broadly referred to: Ballamodha and St Marks (D14) notes that the:

• "The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of this farmed landscape with various field patterns defined by different hedges, a scattered settlement pattern of traditional hamlets, farmsteads and nucleated settlements fringed by trees, a varied road network enclosed by grassed Manx hedges and roadside vegetation, and numerous wooded valleys and glens. In addition to the conservation of archaeological sites, measures should also be adopted to conserve and enhance the physical structure and setting of upstanding heritage features such as the Silverdale watermill."
• 3.3 It is noted that apart from the central part of the site where the new double garage is proposed to be erected, which is located within an area shown as being susceptible to a 'High Likelihood of Surface Water Flood Risk', on the governments interactive flood map, the site in this location including the site of the proposed house extension, is not identified as being at flood risk.
• 3.4 The site is not within a Registered Tree Area.
• 3.5 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application: Strategic Policy

• 2 Priority for new development to identified towns and villages 4(b) Protection of built heritage and landscape conservation 5 Design and visual impact

10 Sustainable transport Spatial Policy 5 Building in defined settlements or GP3 General Policy

• 2 General Development Considerations
• 3 Exceptions to development in the countryside

Environment Policy 1 Protection of the countryside 3 Protection of trees and woodland 4 Wildlife and Nature Conservation 7 Protection of existing watercourses 10 Flood Risk 22 Impact on neighbours amenities 34 Alterations and extensions to pre-1920 buildings

Housing Policy

• 15 Extension or alteration to traditional styled properties in the countryside
• 16 Extensions to non-traditional dwellings in the countryside

Transport Policy

• 4 Highway safety 7 Parking provisions

3.6 Planning Circular 3/91 - Guide to the residential development in the countryside. - 3.7 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.

- 4.0 RELEVANT PLANNING HISTORY

4.1 20/01244/B - Installation of a replacement roof and rear wall to storage barn Permitted - 8/1/2021 - 4.2 17/01261/B - Erection of detached double garage and WC extension to home office Permitted - 22/2/2018 - 4.3 10/01383/B - Alterations and extension to dwelling - Permitted - 2/11/2010. - 4.4 06/02048/B - Creation of a private tennis court, within grounds of - Permitted 9/1/2007. - 4.5 04/00454/B - Installation of an additional uPVC casement window on south gable elevation - Permitted - 15/4/2004. - 4.6 94/01286/B - Construction of dormer window and conservatory, Ballakewin Olde Farm, Silverdale, Malew - Permitted - 2/2/95.

- 5.0 REPRESENTATIONS

5.1 Highway Services HDC (8.12.23) comments that it has no interest (NHI) in 23/01397/B - 5.2 Malew Commissioners (21/12/2023): "no objections".

- 6.00 SUMMARY OF ISSUES

6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) Principle (STP2, 10, SP4 and HP15)
• (ii) Visual Impact (GP2 b, c; EP1, EP15 and HP15)
• (iii) Neighbouring amenities (GP2 g)
• (iv) Highway Impact (GP2 i)
• (v) Other

- 6.2 PRINCIPLE OF DEVELOPMENT

• 6.2.1 In this regard, the existing dwelling has been lawfully erected and the principle of development is accepted subject to the proposed extensions meeting the requirements of the relevant Strategic Plan policies, which here are, GP2 and GP3 relating to the visual impact of the development on the character and appearance of the site and surroundings; and, Policy HP15 which relates to extensions to dwellings in the countryside. THE VISUAL IMPACT OF THE PROPOSAL
• 6.2.2 Policy HP15 requires: "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)."
• 6.2.3 It is considered that the proposed extension respects the proportion form and appearance of the existing dwelling by replicating it, albeit it would be wider and taller than the original farmhouse, although to an extent this is emphasised by the extension being sited on higher ground than the original structure. In so doing, it is considered that the appearance of the dwelling would also be improved by the forward movement of the new wing on the west side elevation of the original dwelling. Thankfully, owing to a height difference in the land level of the adjoining land it would largely be hidden from views of the site when approaching it along the A3 from both the north and south directions views which are also screened by the presence of mature boundary hedging on the roadside boundary, and by woodland to the north of the site. The road also sits in a dip in the land at this point. The proposed development would improve the living accommodation offered by the dwelling by introducing modern levels of thermal quality to the construction. This should assist in improving the energy efficiency of the new elements of the property.
• 6.2.4 The main part of the proposals would be the addition of the 2-storey extension to the west side of the dwelling which would reflect the design, scale and proportions of the existing dwelling, and previously approved extension on this side of the dwelling. It would be

• discernible from the original dwelling through the use of a natural slate roof finish, and vertical timber cladding applied to the ground and first floor south and west elevations. This addition is assisted in its separation between the existing farmhouse and the 2-storey addition by a 2storey, crown-roofed connecting element that varies in width between approx. 2.4 m and 4.0m. The latter measurement being at its highest point. This would retain the integrity of the existing traditional dwelling, and be reflective - in scale, proportion, style and character of the original dwelling - and is considered to be an acceptable addition in terms of its visual impact both as an addition to the existing dwelling; and, in terms of its impact on the character of the site and its rural surroundings.
• 6.2.5 In terms of floor-space, the following measurements have been observed:

• o Original dwelling floor-space pre 10/01383/B planning approval = 276.6 m2.
• o Add 10/01383/B extension floor-space of 171.6 m2 to 276.6 m2 amounts to a current floor space over the two floor levels of 448.2m2 including the external walls.
• o The current 23/01383/B application proposes an additional ground and first floor floorspace area of 56.25m2. This would equate to a total floor area of 506.45 m2, which represent an 83% increase in floor-space compared to that of the original dwelling.

• 6.2.6 Whilst the percentage increase in floor-space would be almost double that of the existing dwelling, and would exceed the floor-space requirement of no more than a 50% increase as outlined in Policy HP15, it is considered that the design of the extensions to be added to this dwelling in this countryside location would result in an acceptable addition in visual terms and that the proposed extensions to this traditionally styled property in the countryside would sufficiently respect the scale, proportions, form and appearance of the existing property, and constitute an exception to the 50% floor limit. In this case, it is considered that the proposal would represent an exception to the provisions of Housing Policy 15 and is acceptable in terms of the relevant provisions of General Policies 2 and 3 of the Isle of Man Strategic Development Plan (2016); and, overall, also accords with the advice contained Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside).
• 6.2.7 In terms of the proposed new garage, this would add a further approx. 50m2 of floorspace, albeit for garaging purposes. It is sited on the plot some distance to the south of the dwelling and its attendant outbuildings, and is further screened from view by being set down in relation to adjoining land levels, particularly that of the dwelling and the adjoining tennis court which has a commensurately large, level surfaced, fenced area. It is considered that the visual impact of the garage would be minimal. It would be unseen from public views from the A3 and would be set away from the dwelling. Its presence on site would acceptable in terms of its design, scale and visual impact.

- 6.3 IMPACTS ON NEIGHBOURING AMENITY

• 6.3.1 With regard to impact on neighbouring dwellings, the site is in an isolated position in the countryside. There are no neighbouring or nearby residential properties within close proximity to the site other than the cottage referred to by the applicants which would appear to be within their ownership/control. It is considered that no neighbours' amenities would be affected as a result of the proposed development. This accords with the provisions of the first part of General Policy 2 g) in the Isle of Man Strategic Development Plan (2016).

6.4 HIGHWAY IMPACT

• 6.4.1 With regard to Highway impact, the scheme does not propose any alterations to the means of access to the site or parking within the site. Highway Services has raised no objection to the proposals, and as such, it is considered that there would be no adverse impacts on parking or highway safety resulting from the proposal. This accords with the provisions of General Policy 2 i) in the Isle of Man Strategic Development Plan (2016).

- 6.5 OTHER ISSUES

• 6.5.1 In term of potential for Flood Risk, it is noted that the new garage would be sited within a High Flood Risk area - Surface water flooding - however, it contains no sleeping accommodation, which is considered acceptable in Flood Risk safety terms. A condition restricting its use to garaging/storage purposes only can be attached to any planning permission that may be granted.

- 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would be acceptable as an exception to the provisions of Strategic Plan Policy HP15, and would otherwise comply with the other relevant policies of the Isle of Man Strategic Plan as outlined in this Report. Therefore, it is recommended that the application be approved. - 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.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : …Permitted……….... Committee Meeting Date:…08.07.2024

Signed :…………H LAIRD…………….. Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.