91747 — 23/00433/B | Planning Portal IoM | Isle of Man Planning Portal

==== PAGE 1 ====

                                      23/00433/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00433/B Applicant : Mrs Barbara Doyle Proposal : Installation of replacement roof tiles Site Address : Ballagyr Farm Ballagyr Lane Peel Isle Of Man IM5 2AD

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.05.2023 __

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.

This application has been recommended for approval for the following reason. The replacement roof tiles are considered to accord with Housing Policy 15 of the Isle of Man Strategic Plan.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 5th April 2023; o Location Plan o Photos of the existing dwelling o Photo of the proposed slates

Interested Person Status - Additional Persons

None __

==== PAGE 2 ====

                                      23/00433/B                                     Page  2  of  4

Officer’s Report

THE APPLICATION SITE

1.1 The application site is the residential curtilage of Ballagyr Farm, Ballagyr Lane, Peel which is a traditional cottage situated to the Northern side of Ballagyr Lane.

1.2 The farmhouse, which is the structure that is relevant to this assessment is situated within a large majority of structures and is the most North West structure.

THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the existing tiles to natural slate tiles.

PLANNING HISTORY

3.1 The previous applications are not relevant in the assessment of this application.

PLANNING POLICY

4.1 The site lies within an area zoned as "Not for Development" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan - South Map. The site is not within a Conservation Area nor a Flood Risk Zone.

4.2 In terms of the Isle of Man Strategic Plan 2016, paragraph 8.12.2 states, "As there is a general policy against development in the Island's countryside, 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." With that in mind the key policy for this application is Housing Policy 15, which states (in full), "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)."

4.3 There are a number of other relevant policies within the Isle of Man Strategic Plan 2016, as summarised below.

General Policy 2 sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation including design (respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them), wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety.
General Policy 3 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exception, which do not include the extension of existing dwellings.
Environment Policy 1 seeks to prevent development which would adversely affect the site other than in exceptional circumstances.

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking." (17/03/23)

==== PAGE 3 ====

                                      23/00433/B                                     Page  3  of  4

5.3 No comments have been received by Malew Parish Commissioners at the time of writing this report.

ASSESSMENT

6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the dwelling as per Housing Policy 15 and whether the proposal would impact neighbouring amenity.

6.2 The proposed works, due to where they are situated upon the overall site, might be viewed from the public vantage point of Ballagyr Lane, whilst this is the case, any such views would be seen in the context of the existing overall site.

6.3 From the context of the proposed replacement tiles, these are acceptable for the traditional character and appearance of the property and as such the proposal will comply with Housing Policy 15 of the Isle of Man Strategic Plan.

6.4 Turning towards neighbouring amenity, the site itself is a large distance away from any neighbouring properties and accounting for the small scale of the works that is limited to the roof scape of the property for the installation of replacement roof tiled are not considered to have an adverse visual impact on the property when viewed from the surrounding neighbouring properties due to its appearance and would not result in a significant adverse visual impact upon the appearance of the building or that of the immediate area.

CONCLUSION

7.1 Overall the proposal is considered to be acceptable by not to resulting in any new or increased impacts upon the dwelling as per Housing Policy 15 of the Isle of Man Strategic Plan 2016 and as such deemed recommended for approval

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 __

==== PAGE 4 ====

                                      23/00433/B                                     Page  4  of  4

I can confirm that this decision has been made by a Principal Planner 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: 16.05.2023

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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.