Officer Report

Application No.: 18/00740/B Applicant: Mr Paul & Mrs Anita Letch Proposal: Replacement of render facing with stone cladding Site Address: Praslin Grenaby Road Ballabeg Castletown Isle of Man IM9 4HD Principal Planner: Miss S E Corlett Photo Taken: 20.08.2018 Site Visit: 20.08.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.08.2018 _________________________________________________________________

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.

Plans/Drawings/Information: This approval relates to the drawings all received on 17th July, 2018. _______________________________________________________________

Interested Person Status

Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the curtilage of an existing dwelling which sits on the south eastern side of the B20 Grenaby Road. The property is a bungalow which has been extended and altered since its original construction as an agricultural worker's dwelling in the late 1980s. The agricultural occupancy condition was proposed to be removed in 2004 but this application was refused and

• the property has been the subject of various applications for alterations and extensions since then (see Planning History below).
• 1.2 The dwelling is visible from the public highway but screened in part by existing roadside vegetation. THE PROPOSAL

2.1 Proposed is the cladding of the existing front elevation of the house and the front and western elevation of the garage, in stone, a sample of which has been supplied which also includes lighter coloured, distinct, stone quoins. PLANNING POLICY - 3.1 The site lies within an area designated on APS as not for a particular purpose and within an area of Incised Slopes on the Landscape Character Appraisal. The following planning policies are relevant:

Area Plan for the South Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.

Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons.

Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.

3.20 Implications of the Landscape Character Assessment Landscape Type: Uplands, Incised Slopes, Undulating Lowland Plain Landscape Area: E9 (Bay-ny-Carrickey), A2 (Southern Uplands), D14 (Ballamodha, Earystane and St Mark's), F8 (Poyll Vaaish and Scarlett Peninsula)

• i. To protect the tranquil, rural character of the area with its open views.
• ii. Sensitive location of new buildings and the use of screen planting.
• iii. Avoidance of physical or visual amalgamation of roadside housing.

3.2 The Strategic Plan provides advice through Housing Policy 16 on the extension of nontraditional dwellings or those of poor or inappropriate form but does not provide guidance on alterations to such property. PLANNING HISTORY - 4.1 The dwelling was built under 87/04529/A and 88/04477/B. Since then, the agricultural occupancy condition was proposed to be removed under 04/00426/B but refused on appeal. Extensions which would have significantly increased the height and size of the property, in one case, effectively creating another self-contained unit, were refused (12/00380/B, 04/00622/B and 06/00137/B) but other alterations and extensions were approved (07/01436/B, 06/01005/B, 12/01542/B and 15/00905B). Permission has also been granted for the erection of a large equestrian building, agricultural building and stabling (04/00471/B, 05/92288/B and 14/00484/B).

4.2 A contemporaneous application, 18/00739/B is seeking approval for a swimming pool extension to the property.

• REPRESENTATIONS
• 5.1 Highway Services indicate that they have no interest in the application (02.08.18). ASSESSMENT
• 6.1 The proposed works will not be visible from the highway and as such will not have any impact. If they could be seen, they would enhance and minimise the impact of the existing building so are acceptable. CONCLUSION
• 7.1 The proposed works would not be seen but would have a positive impact on the appearance of the property and as such are supported. INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status.

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.

Decision Made : Permitted Date : 23.08.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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