DEC Officer Report

Application No.: 19/01394/B Applicant: Mr Daniel Creer & Miss Alice Forster Proposal: Alterations, erection of extension and installation of a replacement septic tank Site Address: Ballaquinnea Beg Braaid Road Glen Vine Isle Of Man IM4 2AH Principal Planner: Miss S E Corlett Photo Taken: 11.09.2018 Site Visit: 11.09.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.01.2020 _________________________________________________________________

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 decision relates to drawings numbered 01, 02 and 03, all received on 12th December, 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of an existing house which sits at the end of a long lane which runs north west from Lhergy Cripperty. The house sits alongside the lane which narrows just past the house. To the south of the house is a range of outbuildings - some

• modern and some older stone structures. A small stone building sits on the same side of the lane just to the south of the house.
• 1.2 The house has a traditional frontage which faces south east and a more random array of windows in the rear with a small single storey outrigger. The house is two storey from the front but with a substantial roof and there are three levels of windows at the rear. There are rooflights and small gable windows as well as small windows above the first floor windows at the front serving the loft space which is currently set out as three bedrooms and a box room. THE PROPOSAL

2.1 The current planning application proposes:

The installation of solar panels (this is permissible without planning approval under The Town and Country Planning (Permitted Development) Order 2012) The installation of an additional rooflight in the centre of the front pitch (this is also permissible under the Order) The removal of the existing rear annex and the construction of a new one closer to the lane The installation of a new ground floor window in the lane-side gable Modification of an existing rear windows to account for the ridge of the proposed rear annex The installation of an air source heat pump at the rear of the new extension and The installation of a replacement septic tank to the side of the house.

PLANNING HISTORY

3.1 The property has been the subject of three recent applications all for alterations to the house, all permitted (replacement windows - 10/00415/B, door and window alterations 09/00860/B and a new porch and new window - 07/00345/B). PLANNING POLICY - 4.1 The application site is within an area designated as Woodland within a wider area of High Landscape Value and Scenic Significance which lies to the north. The site is not designated for a particular purpose.

4.2 There is therefore a presumption against development here as set out in Environment Policies 1 and 2 and where the protection of the landscape is the primary consideration. There is, however, provision for the extension of traditional properties in the countryside under Housing Policy 15 as follows:

Housing Policy 15: "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 The Strategic Plan encourages the development of renewable energy facilities in paragraph 12.2.8 and Energy Policy 4 which clarifies that renewable energy installations will be subject to the same policies as any other form of development.

REPRESENTATIONS

5.1 Highway Services have no objection (06.01.20).

5.2 Marown Parish Commissioners have no objection (16.01.20). ASSESSMENT - 6.1 The works change the appearance and character of the existing property very little: some works do not need planning approval as they constitute PD and the other elements, the new

windows, the replacement extension and the septic tank have only a minor impact on the character and appearance of the property which is well away from the public gaze.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with HP15 of the Isle of Man Strategic Plan 2016 and is 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 : 29.01.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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