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Application No.: 21/00271/B Applicant: Mr Shannon James Proposal: Alterations to two windows and creation of new entrance porch Site Address: Glen Cam Farm Corlea Road Ballasalla Isle Of Man IM9 3BA Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.05.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: to clarify the extent of the residential curtilage and ensure that it is appropriate for a rural dwelling in an area not designated for development.
This application has been recommended for approval for the following reason. The works are considered to accord with General Policy 2, Housing Policy 16 and Planning Circular 1/98 as well as the Residential Design Guidance.
Plans/Drawings/Information; This decision relates to drawings EX001A received on 10th May, 2021 and EX002, EX003 and PA001 all received on 30th March, 2021. _______________________________________________________________
DoI's Flood Risk Management Division is part of a Government Department which has raised material planning considerations and as such should be afforded Interested Person Status in this case. _____________________________________________________________________________
1.1 The site is the curtilage of Glen Cam Farm which sites on the northern side of the Corlea Road along with land surrounding it. The application form describes the site as residential as existing and proposed and an amended plan has been requested and provided to properly define the residential curtilage. - 1.2 The dwelling has a traditional cottage at its core although this has been altered and extended over time, extending the property considerably and adding modern elements which are quite different from the original property. THE PROPOSAL
2.1 Proposed is the replacement of a window with a door in a flat roofed extension on the southern elevation, the addition of a small flat roofed oak post and beam porch on the southern elevation and the raising of the cill level of an existing full height window in the western elevation. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South (2013) as not for a particular purpose. It is not within an area of High Landscape Value and Scenic or Coastal Significance on the Town and Country Planning (Development Plan) Order 1982 although is within an area of ecological interest.
3.2 The site is not in a Flood Risk Area or a Conservation Area and none of the buildings or trees on the site is Registered.
3.3 There are no Strategic Plan policies on the alteration of rural dwellings, although Planning Circular 1/98 provides advice on the replacement of windows for various types of dwelling, subdividing dwellings into pre and post 1920 and rural and urban. In this case as the windows are to be replaced in a modern part of the property, the Circular advises at the replacements respect the architectural style of the building. - 3.4 Housing Policy 16 provides advice on the extensions of rural dwellings. This deals with non traditional properties and those of poor form and whilst the core element of the property is traditional, it has been extended and altered such that its traditional character has been lost and HP16 is the most relevant policy in this case. - 3.5 General Policy 2 provides general advice which although is applicable to development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan (this is not) is considered relevant and requires that development:
3.6 The Department has published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and alterations 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 property.
4.1 The property has been the subject of applications for alterations and extensions since at least 1986. REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (16.04.21).
5.2 DoI's Flood Risk Management Division have no flood risk interest in the application (28.0.21).
5.3 Malew Commissioners have not commented at the time of writing.
6.1 The issue in this case is whether the works would increase the visual impact of the property by the public and whether the works would be sympathetic to the character and appearance of the dwelling.
6.2 The property is visible above the existing boundary hedge alongside the Corlea Road but in no way prominent or conspicuous. What is visible is a modern set of buildings where what is proposed would not be out of place. CONCLUSION - 7.1 The works are considered to accord with General Policy 2, Housing Policy 16 and Planning Circular 1/98 as well as the Residential Design Guidance. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 18.05.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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