Officer Report

Application No.: 15/01181/B Applicant: Christopher Robin Blockley & Felicity Claire Blockley Proposal: Alterations and erection of two storey extension to dwelling Site Address: Ballawill Agneash Isle Of Man IM4 7NS Case Officer : Mr Chris Balmer Photo Taken: 17.11.2015 Site Visit: 17.11.2015 Expected Decision Level: Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE APPLICATION COULD BE CONSIDERED CONTRARY TO PLANNING POLICY BUT RECOMMENDED FOR AN APPROVAL.

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Ballawill, a two storey traditional Manx dwelling located to the northwest of Agneash and northeast of Mines Road, the majority of which is a public footpath only. - 1.2 The site is accessed via a narrow lane that travels north from Agneash and serves only surrounding agricultural fields. The lane serves no other property, nor is it a public footpath.

2.0 THE PROPOSAL - 2.1 This planning application seeks approval for the alterations and erection of two storey extension to dwelling. - 2.2 The proposed new extension would mainly be located to the western gable elevation of the two storey property. The extension can be broken into two parts, albeit both are linked. The larger part is the two storey proposed building which has the appearance of a converted stone barn. The proposal would be set at a 90 degree angle to the main dwelling house. Located between the two storey barn extension and the main dwelling house would be a linked extension, which has an appearance of a single storey extension with a slopping roof design with a ridge height set below the roof ridges of the main dwellinghouse and the proposed new two storey extension. - 2.3 Overall, in terms of size the maximum width if the extension would be 6.8 metres, a maximum depth of 9.2 metres and a maximum height of 6.5 metres. - 2.4 The majority of the extension, except the rear elevation of the linked extension (which would be finished in painted render), would be finished in local natural stone wall cladding and the roof finish of the extension would be slate. - 2.5 The overall design and finish of the extension is to appear as a barn conversion which is attached to the dwelling, rather than appear as a normal extension to the dwelling. Furthermore, the aim is to try ensuring the main dwelling house is read as the dominate building on the site and the extension as the subordinate to the main dwelling house. - 2.6 The submission also includes the raising of the eaves and roof ridge levels of the existing traditional dwelling, both by approximately 0.4 metres. The applicants have indicated they want to

retain the existing dwelling, rather than replace it, as they want to retain the historical interest and traditional character of the dwelling.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a single planning application: - 3.2 Installation of replacement uPVC windows - 03/00094/B - APPROVED

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as an Area of High Landscape or Coastal Value and Scenic Significance under the Laxey and Lonan Area Plan 2005 and therefore not designated for development. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10)
• b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11)
• c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment
• d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14)
• e) location-dependant development in connection with the working of minerals or the provision of necessary services;
• f) building and engineering operations which are essential for the conduct of agriculture or forestry
• g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and
• h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.5 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• a) the development would not harm the character and quality of the landscape; or
• b) the location for the development is essential."

4.6 Housing Policy 15 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)."
• 4.7 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains one policy that is considered materially relevant to the assessment of this current planning application:

Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."

5.0 REPRESENTATIONS - 5.1 Lonan Parish Commissioners recommend the application be approved (received on 18.11.2015) - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (received on 29.10.2015)

6.0 ASSESSMENT - 6.1 The principal issues to consider in the assessment of the application are; the principle of the extension; the impact upon the character and appearance of the property; the percentage increase in terms of floor area; and the impact upon the character and appearance of the area in general. - 6.2 The dwellinghouse is not visible from Agneash being well screened due to existing buildings, topography of the land and the landscaping in and around the site and area. Views of the site are limited and potentially restrict to very distant views to the west from the Mountain Road and potentially again from distance views from the public footpath Mine Road, again to the west. - 6.3 The design attempts to appear as a converted barn which is attached to the main dwelling house. Generally, most barns are detached from the main dwelling house, although there are examples throughout the Island of barns being attached to the main dwelling houses, via a single storey link, as proposed now.

6.5 In terms of Housing Policy 15 this states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space. - 6.6 It is important to consider the reasoning for the 50% threshold and why Housing Policy 15 considered this. The supporting paragraph to this policy (paragraph 8.12.2 of the Strategic Plan) indicates that it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. Accordingly, to ensure existing properties are not 'swamped' by development and the traditional character lost, a percentage increase figure was added to Housing Policy 15. - 6.7 In terms of the size of the extension the proposal equates to a percentage increase of 90% (total floor area of dwelling once extension completed 196.5 sqm). This calculation takes into account the demolition of the existing lean-to extension and porch extension, both to the west gable elevation. Accordingly, this proposal does go beyond the generally permitted 50% threshold. However, further consideration should be taken, including the design and appearance of the

• proposed extension and whether the works would be appropriate for the character and appearance of existing dwelling and the countryside setting.
• 6.8 There was an initial concern with the original submitted scheme which was submitted at preapplication stage. This original proposal had a similar size and form, albeit appearance very more domestic in appearance, essentially a copy of the existing traditional dwelling turned 90 degrees and attached to the western gable elevation of the existing dwelling. It was felt this approach would not appear subordinate to the existing dwelling and the overall design would have given the impression of the extension being more dominate then the existing dwelling.
• 6.9 Accordingly, it was then discussed with the applicants perhaps an alternative design should be considered, potentially making the proposed extension appear more as a converted 'barn style', finished in Manx stone with the removal of more domestic features (gable end chimneys, sliding sash windows & roof capping to gable verges) making the extension more simple in appearance, as you would expect to see in any existing traditional barn throughout the Island. Due to these reasons it is considered the design concept of the extension appearing as a converted barn is considered acceptable. The remaining issue is whether the increase of the floor area above the generally permitted 50% is acceptable.
• 6.10 An additional concern with the original scheme was the extension was proposed to be finished in painted render to match the existing dwelling. It is clear when visiting the Manx countryside that the properties which have the greatest appearance are those finished with a painted rendered. Due to this the applicants where advise that to reduce the appearance of the extension within the countryside, they should consider finishing the extensions in a Manx stone. The applicants have followed this advice and the majority of the proposed works would be finished in a dark Manx stone with a slate roof to finish. The windows and doors within the extension are also proposed to be a dark Oak colour rather than white (the existing dwelling has white windows) which again can increase the appearance of a building. Such finishes would result in the main dwelling house still being the dominate feature in the countryside, albeit limited views, namely from a distance.
• 6.11 Furthermore, where the extension is apparent, the amount of built development would not appear significantly over what currently exists. From the very distant view from the Mountain Road and potentially also from Mines Road both to the west, instead of the painted white gable elevation of the main dwelling house, persons would see the west elevation of the proposed extension which would be finished in Manx stone, arguably reducing the visual impact of the existing dwelling in the countryside. Furthermore, from such views the extension would not appear to be extending built development within the countryside, given the back drop of the extension from this view is currently the existing dwelling, rather than open & undeveloped countryside.
• 6.12 In terms of public view to the north, east or west of the site views of the site, these are very well screened for the reasons indicated previously. However, views within the site itself, will be of a larger dwelling, however, it is not considered the proposal would significantly affect the visual amenities of the character, appearance or quality existing property. The proposal in fact results in the removal of a single storey lean-to extension with inappropriate window fenestrations and flat roofed porch, neither add to the character of the existing property. The removal of these existing buildings would be of benefited to the existing dwelling.
• 6.13 It should also be noted that given the topography of the site being on a slope, the existing dwelling (and the proposed works) is 'dug-in' to the hill side and consequently the ground level to the rear of the dwelling is at first floor level and the ground level either side of the gables of the dwelling, slopes gradually downwards. Consequently, the rear aspect of the proposal from rear or side views would appear single storey in appearance, rather than a full two storey building.

6.13 Overall, it is considered the proposed scheme in terms of the size, proportion and form would be a sensitively balanced extension which would ensure the existing character of the property is retained by appearing as a converted barn, which is attached to the main house, which is a common feature within the area and the Manx countryside. Furthermore, given the main dwelling house being finished in a painted white render and the extension in dark coloured stone, the main dwelling house will still be the dominate feature and the charter will in the countryside from all views, namely from a distance. - 7.0 RECOMMENDATION

7.1 Overall the design, size, proportion, form and finishes of the extension would be appropriate and in keeping with the character and appearance of the existing traditional property and therefore considered to comply with Housing Policy 15 and Environment Policies 1 & 2 of the IOM Strategic Plan. For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation:

23.11.2015

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 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 drawings reference numbers 2015-01, 2015-02, 2015-03 and 2015-04 all received on 26th October 2015.

Decision Made : ……PER…… Committee Meeting Date:…30.11.2015

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Signed :………C BALMER……….. Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraphin the Officer’s report).

Signatoryto delete as appropriate YES/NO