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                                      18/00760/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00760/B Applicant : Mr Edmund Cowley Proposal : Alterations, erection of rear balcony and installation of a flue Site Address : Fieldhead Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HG

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.09.2018 __

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 submitted documents and drawings reference numbers 1, 2 & 3 all received on 20th July 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The application site is the residential curtilage of Fieldhead, Glen Mona Loop Road, Glen Mona which is a detached single storey modern bungalow. The site is located to the eastern side of the Glen Mona Loop Road and south of the settlement of Glen Mona. 1.2 The boundaries of the site and the roadside boundaries in the area are characterised by mature landscaping made up of a mixed of hedgerows and trees.

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                                      18/00760/B                                     Page  2  of  3

2.0 PLANNING POLICIES 2.1 In terms of land use designation under the Isle of Man Development Plan Order 1981 the application site is identified as 'High Landscape or Coastal Value and Scenic Significance' not designated for development.

2.2 Due to the land designation of the site and the proposed works the following planning policies are relevant in the determination of the application:-

2.3 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."

2.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or 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 different 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."

2.5 Housing Policy 16 states: ''The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public''.

3.0 PLANNING HISTORY 3.1 The previous applications on this site are considered relevant in the determination of this application:

3.2 Alterations, conversion of existing garage to provide additional living accommodation and creation of additional windows to dwelling - 16/00821/B - APPROVED

3.3 Enlargement of window to rear elevation - 01/02559/B - APPROVED

3.4 Extension at rear to provide additional living accommodation - 88/01750/B -APPROVED

3.5 Amended extension to rear to form additional living accommodation - 88/04248/B - APPROVED

3.6 Erection of carport - 88/01349/B - APPROVED

4.0 PROPOSAL 4.1 The application seeks approval for alterations, erection of rear balcony and installation of a flue.

5.0 REPRESENTATIONS 5.1 Highway Services comment the applications has no highway implications (received on 18.08.2018).

6.0 ASSESSMENT

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                                      18/00760/B                                     Page  3  of  3

6.1 The key issues relate to whether the proposed alterations would increase the impact of the dwelling as viewed from the public highway and potential impacts upon neighbouring properties.

6.2 Given the works are to the rear or side elevations of the dwelling and given the number of large mature trees/landscaping along and within the boundaries of the site any public views of the works would be limited. Notwithstanding this the design, proportion, size and finishes are considered in keeping and appropriate with the existing property.

6.3 The neighbouring property most likely to be affect would be Reayrt Cornah to the south of the site. The likely issues are potentially overlooking from the raised balcony. Visiting the site is was noted there is substantial landscaping along the southern boundary of the site which would screen any potential views. Further the balcony (and main dwellinghouse) is set back further from the road compared to Reayrt Cornah and also the site ground level is lower. Accordingly, this orientation and site level differences would ensure no overlooking into the actually dwelling would be possible, irrespective of the mature landscaping in place. It is considered there would not result in a significant degree of overlooking to warrant a refusal.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore 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) (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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 04.09.2018

Determining officer

Signed : A MORGAN Abigail Morgan

Principal Planner

Customer note

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