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Application No.: 09/02091/B Applicant: Mr \& Mrs Garry Christian Proposal: Alterations and extension to dwelling, erection of a garage to replace barn and renovation of existing storage / workshop out buildings Site Address: Kerrowdhoo Farm Gleneedle Lower Foxdale Isle Of Man IM4 3BG ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Patrick Commissioners Notes: no comment. Consultee : Manx Electricity Authority Notes: see note 1 and 2
The application site relates to Kerrodhoo Farm which is located on the western side of the lane which runs south from the ford at Gleneedle, Foxdale. The site is occupied by an existing dwelling with attached barns and a number of smaller outbuildings which are set back from the adjacent road by some 80 metres. The surrounding land is agricultural.
This application seeks approval for alterations and extensions to the dwelling, erection of a garage to replace a barn and the renovation of an existing storage/workshop outbuilding.
The dwelling is attached to a stone agricultural barn labelled on the existing floor plans as stalls (ground floor) and hay loft (first floor). The property is visible from the adjacent road although due the raised level of the site from the road and the set back of the property, views are restricted. However from the road the dwelling and building read as a single dwelling.
The proposed alterations and extensions would incorporate the barn into the dwelling with external changes to the windows and doors. The dwelling would be extended to the rear with a two storey pitched roof structure replacing the existing catslide. The front façade would be altered to create vertically proportioned windows and a pitched Manx stone porch. The extension to the rear would be built into the bank created by the rising land and the rear elevation would have large areas of glazing set within Manx stone walls. A patio and terraced area would be created at the rear.
The existing dilapidated outbuildings to the north of the dwelling would be demolished and a Manx stone triple car garage would be constructed on the footprint of one of these buildings.
The existing workshop with attached store would be retained and restored using traditional materials.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance. Within the Isle of Man Strategic Plan 2007, the following policies are judged to be relevant:
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 50% of the existing building in terms of floor space (measured externally)."
Housing
Policy 16 which states:
"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
PLANNING HISTORY There have been no previous planning applications relating to this property. REPRESENTATIONS The Manx Electricity Authority has provided an advisory note. The Department of Transport Highways Division does not oppose this application. Patrick Parish Commissioners have made no comment on this application.
ASSESSMENT
The proposed development relates to the alteration and extension of a dwelling in the countryside and as such either Housing Policy 15 or 16 must apply. The application of these policies rests upon whether the property in question is judged to be traditional in terms of design or of non-traditional or poor form.
Kerrodhoo Farm falls somewhere between a traditional dwelling and a dwelling of poor form. Its basic structure is two storeys beneath a pitched roof however it no longer displays the detailing of a traditional dwelling with the chimneys being odd, the windows being square in shape and the porch having a flat roof. Generally the property appears run down with little in terms of traditional character. It is considered that on balance the property falls within the remit of Housing Policy 16.
The proposed extensions would incorporate the attached barn building, altering its external appearance so that it would appear as a side extension to the existing dwelling. The frontage of the property would remain the same in terms of length and the roof of the existing barn would be lowered slightly resulting in a very similar visual impact to the existing situation in terms of massing.
The majority of the extension would be confined to the rear elevation where the ground floor would be built into the bank, reducing its prominence. The main change in form would be to the southern elevation where the existing catslide roof would be replaced with a two storey pitched roof resulting in a double pitch elevation. This elevation is not readily visible from public vantage points.
It is judged that the resulting extended and altered property would be an improvement over the existing situation. From the road the front elevation would appear more traditional having a more cohesive form and demonstrating traditional features such as vertically proportioned windows, a pitched roof porch and substantial chimney stacks. The rear elevation would be modern in appearance however views of this side of the property are not available from public vantage points.
The proposed garage building is of a scale and form that is considered to be acceptable. It would replace two unsightly outbuildings and would have a smaller footprint than these existing structures.
The refurbishment of the existing store and workshop building would serve to enhance the surrounding area.
CONCLUSION
The proposed development would not increase the impact of the existing building from public vantage points and would represent a clear improvement to the property. The garage building would be of an acceptable scale and design and the refurbishment of the existing outbuilding is unobjectionable.
RECOMMENDATION
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 10.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the alteration and extension to dwelling, erection of a garage to replace outbuildings and renovation of existing storage/workshop, Kerrodhoo Farm, Gleneedle, Foxdale as shown by 09/2268/02, 09/2268/03, 09/2268/04, 09/2268/05, 09/2268/06 and 09/2268/07 all received 18th December 2009 and 09/2268/01 received 10th March 2010.
C 3. The roof(s) must be finished in dark natural slate. C 4. The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish. C 5. The renovated workshop/store shall remain incidental to the use and enjoyment of the dwelling Kerrodhoo Farm.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
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