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                                      23/00836/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00836/B Applicant : Mr Charles Slater Proposal : Installation of new window and removal of garage door Site Address : Loughan Cottage Jurby East Isle Of Man IM7 3HA

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 29.08.2023 __

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. It is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 21.07.2023.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The application site represents the residential curtilage of Loughan Cottage, Jurby East which is an existing traditional Manx cottage. The detached dwelling is situated on a corner

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                                      23/00836/B                                     Page  2  of  3

plot with the B13 along the north, eastern and southern boundaries of the site with Summerhill Road to the south.

2.0 PROPOSAL 2.1 This application seeks approval for the installation of new window and removal of garage door.

3.0 DEPARTMENT POLICIES 3.1 The site is identified as being in an area of 'white land' - land not zoned for any development as per the 1982 Development Plan (North Map). It is not within a Conservation Area.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:

3.3 Environmental 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."

3.4 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)."

3.5 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside

4.0 PLANNING HISTORY 4.1 There are no previous planning applications in association with the site which are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Highway Services make the following comments (04.08.2023): "No Highway Interest".

6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling.

6.2 Currently, the dwelling is only partly apparent when travelling along the adjacent highways given the sod bank running along the roadside boundaries and landscaping above or behind.

6.3 The existing property is traditional in form and appearance and it is considered HP 15 requires consideration.

6.4 In terms of the size increase the proposed works do not increase the floor area of the property. In terms of the proportion, scale and form of the proposal, the proposals are appropriate, arguable the removal of the garage door is beneficial.

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6.5 Overall, due to these reasons; this it is considered it would be difficult to argue that the proposal would adversely affect the countryside or harm the character and quality of the landscape as per the requirements of Environment Policy 1. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15.

7.0 CONCLUSION 7.1 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 & 2. 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

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: 05.09.2023

Determining officer Signed : J SINGLETON

Jason Singleton

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.