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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00976/B Applicant : The Law Trust Limited Proposal : Conversion of barn to a residential property Site Address : Ballaskeddan Barn Fort Island Road Derbyhaven Isle Of Man IM9 1TZ
Planning Officer: Mr Paul Visigah Photo Taken : 04.11.2020 Site Visit : 04.11.2020 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.11.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 3. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
C 4. The hard and soft landscaping works shall be completed in full accordance with the approved details hereby permitted. Any hard landscaping material used to make up the parking and turning area within the application site shall allow for permeable spaces to enable infiltration unless otherwise agreed in advance with the Department.
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Reason: To ensure the provision of an appropriate landscape setting to the development.
This application has been recommended for approval for the following reason. The proposal is considered to accord with Housing Policy 11, General Policy 2 and Strategic Policy 1 of the Strategic Plan, Landscape Proposal 22 of the Area Plan for the South 2013 and the Residential Design Guide 2019.
Plans/Drawings/Information; This approval relates to the Letter from Law Trust Estate Practitioners, Structural Survey prepared by Quay Design Limited, and Drawing Nos.1884-01, 1884-02, and 1884-03, and 1884-04 all date stamped and received 20 August, 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE COMMITTEE AS IT PROPOSES DEVELOPMENT THAT COULD BE CONSIDERED TO BE A DEPARTURE FROM THE SOUTHERN AREA PLAN BUT IS RECOMMENDED FOR APPROVAL
SITE 1.1 The site is part of the curtilage of Ballaskeddan Barn, Fort Island road, Derbyhaven, which is situated on the southern end of Derbyhaven; the application building is part of a group of buildings that constitutes a terrace on the western side of Fort Island Road. The Herring Houses is joined to the southern end of the barn, while Cronk Beg is attached to the northern gable. Directly opposite the barn is Old School House, The Terrace which overlooks Derby Haven bay.
1.2 The application property which is a two storey barn has its roof covered in grey tiles while its entire front elevation is made on Manx stone. The sections of the northern gable not closed up by Cronk Beg, as well as its entire rear elevation is finished in painted masonry render. On the first floor of the front elevation are four fixed pane casement windows (three of similar size while the second has a door size. On the ground floor of this elevation are four similar sized windows and a large double shed door with arched lintel.
1.3 On the rear elevation of the dwelling are 8 similar sized windows spread equally over both floors. As well, there is a large timber double door on the left of the windows on the ground floor, while a pedestrian timber entrance door is situated to the left of the windows on the ground floor.
1.4 At the rear of the property is a large rear garden which is enclosed by a 2m high Manx stone wall which runs along the entire rear site boundary, opening up only at the vehicular access to the site. This site access on the southern boundary has direct access to the existing concrete lane which serves The Herring House and the surrounding group of dwellings. The private concrete lane fronts the Castletown Golf links which runs along the entire southern boundary of the group of properties on this side of Fort Island Road.
THE PROPOSAL 2.1 This planning application seeks approval for the conversion of barn to a residential property. The proposed barn conversion will provide a four bedroom dwelling, with all the bedrooms having ensuites.
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2.2 The works on the ground floor would create a lounge, snug, bath, large hallway with stairs, a large open plan kitchen/dining area, utility room and a garage which would be connected to the kitchen via the utility room. A sectional garage door would be installed at the entrance to the garage on the rear elevation, while one of the ground floor window sills would be dropped to create an access door to an indoor porch on the front elevation. All the other window sills would be dropped to create larger windows measuring. The shed door opening would be closed up with timber with two window openings created on the timber wall to serve the lounge on the ground floor. As well, the window opening at the rear of the new hallway on the ground floor would be closed up while the window by the rear timber double door would be removed with the space altered to allow the installation of a door and window to serve the new kitchen.
2.3 On the first floor, the internal alterations would allow for the creation of the four bedrooms and ensuites, a study and the hallway. One of the window sills would be raised, with the window made narrow to enable the creation of an ensuite window to serve Bedroom 1. The window at the rear of the new lounge will be removed with the opening made larger to enable the installation of aluminium bifold doors that would open up to the rear garden.
2.4 The final works would include altering the rear garden to provide for two additional parking areas and turning area sufficient to accommodate two parked cars connected to the existing driveway. The driveway and other hardstanding areas at the rear of the dwelling would be have block pavior finish.
2.5 Additional information has been provided by the applicants which suggests that the barn was a former Herring House and Ballaskeddan before conversion into one property in the 1960's, providing home for workers. It further states that during the conversion, some of the beams from the Herring Houses were utilised and that the property has been used as storage in more recent years. As well, the additional information suggests that the conversion to residential property will be in keeping with the neighbouring properties and enhance the appearance of the surrounding area.
2.6 The applicants have also provided a Structural Report prepared by Quay Design Limited in support of the application which concludes that "the building is structurally sound and capable of being refurbished and brought back to beneficial use as accommodation".
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Residential. Derbyhaven is one of 6 settlements identified in the Area Plan "Groups of Houses in the Countryside Survey 2009", describing it as "a group of dwellings clustered around the junction where the Castletown Road meets the Fort Island Road. It is a compact group, having a well- defined boundary with the Airport and the Golf Course. There are no public buildings, but there is a sense of place arising from its geographical position facing the largely natural harbour and the pleasant public foreshore. The group is clearly not sustainable, there is little or no scope for infilling, and the extension of the group into Airport or Golf Course land would be undesirable. Derbyhaven is not far enough from Castletown for there to be a valid argument for local housing need. Additional dwellings are not therefore proposed."
3.2 Based on the foregoing, the following parts of the Strategic Plan are relevant:
3.2.1 Paragraph 7.34.1 7.34.1 Every settlement in the Island has its own individual character and identity which needs to be conserved and enhanced. If such characteristics and qualities are not to be lost, any new development must be appropriate to the locale in terms of scale, siting, design, relationship with other buildings and land uses. Area Plans should identify important spaces within settlements, whether in the form of village greens, squares or areas which simply add to the attractiveness and interest of particular areas which have positive amenity value. It is
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important to the attractiveness and individuality of centres that over intensive development is avoided as well as the gradual merging of towns and villages in order to preserve a sense of identity and sense of place. In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:
i. be of a high standard of design, taking into account form, scale, materials and siting of new buildings and structures; ii. be accompanied by a high standard of landscaping in terms of design and layout, where appropriate; iii. protect the character and amenity of the locality and provide adequate amenity standards itself; iv. respect local styles; and v. provide a safe and secure environment.
3.2.2 Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.
3.2.3 Housing Policy 6: Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive.
3.2.4 Environment Policy 23: When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours.
3.2.5 Section 8.8: Groups of Houses in the Countryside 8.8.1 There are in the countryside many small groups of dwellings which, whilst not having the character of, or the full range of services usually provided in a village, nevertheless have a sense of place and community. These groups are found variously at crossroads, in places sheltered by trees or topography or around chapels, abandoned mills or smithys. 8.8.2 Adding further dwellings to these groups may not accord with our strategic objectives relating to settlements and sustainability but may assist in meeting the need of rural areas; may maintain social and family associations and assist in sustaining the rural economy; and may reduce the pressure for purely sporadic and isolated development which the Department would not support. Such additions would also need to be sensitively related to the existing settlement pattern and the landscape.
8.8.3 In the most recent local and Area Plans, the Department has in fact identified a number of these opportunities and in future Area Plans all groups of houses in the countryside will be assessed for development potential by identifying the village envelope or curtilage and providing the opportunity for appropriate development within this area. There may be some settlements where no additional dwellings will be permitted. In considering the definition of this curtilage or envelope, particular regard will be had to the value of existing spaces in terms of their contribution to the general character of the settlement or to public amenity more
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generally. It is important; however that such development is controlled by the development plan process rather than as ad hoc decisions taken in isolation.
3.2.6 Housing Policy 11: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
(a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest; (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
"Such conversion must:
(a) where practicable and desirable, re-establish the original appearance of the building; and (b) use the same materials as those in the existing building.
"Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.
"Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
3.2.7 Section 8.10 and of the Strategic Plan: Conversion of Rural Buildings to Dwellings 8.10.1 Throughout the countryside, there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use.
8.10.2 Conversion of such buildings into dwellings can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric. The following policy is therefore appropriate:
3.2.7 Strategic Policy 1: "Development should make the best use of resources by: a) Optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; b) Ensuring efficient use of sites, taking into account the needs for access, landscaping, open space1 and amenity standards; and c) Being located so as to utilise existing and planned infrastructure, facilities and services."
3.2.8 General Policy 2: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
a) Is in accordance with the design brief in the Area Plan where there is such a brief;
b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; g) Does not affect adversely the amenity of local residents or the character of the locality;
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h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; n) Is designed having due regard to best practice in reducing energy consumption."
3.3 The Department has recently published the Residential Design Guidance (March 2019 revised in July of the same year to include illustrations) which provides advice on the design of new houses, alterations and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
3.4 Paragraph 1.2.3 of the RDG 2019 "1.2.3 The way in which the other issues are considered may be different where a proposal relates to the development of a new dwelling(s) compared to a householder extension. Therefore, the approach to the design of new houses (whether single dwellings, larger schemes or new estates) should take account of the issues set out in Chapter 2 whilst targeted guidance on different types of extensions is provided in Chapters 3 and 4. There are some common concepts which may apply to all types of development, and these are set out in 5 (architectural details), 6 (the wider site) and 7 (impact on neighbouring properties). The impacts on neighbouring properties relates to both the impact of the development on existing nearby properties and, where a development would result in more than one property, the impact of the proposed dwellings on each other."
3.5 Further guidance which places particular emphasis on Local Distinctiveness in the assessment of development proposals is also provided in Section 2.2 of the Strategic Plan:
3.5.1 Section 2.2 LOCAL DISTINCTIVENESS 2.2.1 The Strategic Plan (2016) states at paragraph 4.3.8, "The design of new development can make a positive contribution to the character and appearance of the Island. Recent development has often been criticised for its similarity to developments across the Island and elsewhere - "anywhere" architecture. At the same time some criticise current practice to retain traditional or vernacular designs. As is often the case the truth lies somewhere between the two extremes. All too often proposals for new developments have not taken into account a proper analysis of their context in terms of siting, layout, scale, materials and other factors. At the same time a slavish following of past design idioms, evolved for earlier lifestyles can produce buildings which do not reflect twenty first century lifestyles including accessibility and energy conservation. While there is often a consensus about what constitutes good and poor design, it is notoriously difficult to define or prescribe".
2.2.2 This document is intended to facilitate good quality design, and an important aspect of that is local distinctiveness. New residential development should be informed by the best qualities of our existing residential areas. However, this does not mean that all new residential developments should seek to replicate the appearance of older ones, and good quality contemporary design is encouraged. Nevertheless, it is important that the design of new residential developments, including their scale (including height), form, layout/orientation, and detailed design (including the materials used) is informed by and respects both the nature of the development site and the character of the neighbouring buildings and surrounding area.
2.2.3 The character and context of any residential development is created by the locally distinctive patterns and form of development, landscape, culture and biodiversity. These elements have often built up over a considerable time and tell a story of the site's history and evolution - the creation of a 'sense of place'. The character and context of a site should influence design positively so that development does not simply replace what was there but reflects and responds to it, for example by allowing the long-term retention of existing mature
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landscaping features or water features. The initial site context should also identify established building heights, lines and orientation of buildings that are adjacent to the site and should have a positive relationship with established housing and other development, including ease of pedestrian and vehicular movement.
2.2.4 If the context to a development has been compromised by earlier development, this should not be seen as a reason to perpetuate what has been done before. Opportunities should be sought to deliver high quality sustainable development that reflects up-to-date technologies and aesthetics and creates a strong "sense of place".
3.6 Applicable sections of the Area Plan for the South 2013 include the following:
3.6.1 Landscape Proposal 26: The character of the compact group at Derbyhaven arises largely from the setting between the foreshore and the green space of the airport and the golf course. Since the buildings are of mixed age, form, and style, there is no need to adopt prescriptive guidelines for extensions, but it is important to maintain the general coastal character as viewed on the approach from Castletown and from the pleasant green areas adjoining the bay.
3.6.2 Paragraph 5.17.3 5.17.3 The Department also considered suggestions that there should be new Conservation Areas encompassing Glen Chass, Earystane, Surby, and Derbyhaven. However, it concluded that in none of these cases was there sufficient architectural or historic interest to warrant designation as Conservation Areas. These small settlements nevertheless have a sense of place and, in each case, an identifiable character to which regard will be had when exercising development control. Some of these areas were assessed in a separate study for their potential to accommodate additional dwellings; the findings of this study are addressed in Section 4.10 on 'Groups of Houses in the Countryside.'
3.6.3 Landscape Proposal 22: The design of any new or replacement buildings on Langness should be such as not to increase significantly their landscape impact and should be so designed as to respect the location of, and facilitate public access to, the promontory fort on Langness known as Hango Broogh.
3.6.4 Langness (E11) The overall strategy is to conserve the character, quality and distinctiveness of the coastal area with its rich ecological habitats, open and expansive panoramic views, and to conserve the tranquil and rugged character of the area with its numerous sites of archaeological importance, such as the former mines and former smelt mines.
3.7 Appendix 4 (a): Groups of Houses in the Countryside Survey (2009) Assessments of individual groups: (f) Derbyhaven: (i) Description: Derbyhaven comprises a group of dwellings clustered around the junction where the Castletown Road meets the Fort Island Road. It is a compact group, having a well- defined boundary with the Airport and the Golf Course. There are no public buildings, but there is a sense of place arising from its geographical position facing the largely natural harbour, and the pleasant public foreshore. (ii) Assessment: The group is clearly not sustainable, there is little or no scope for infilling, and extension of the group into Airport or Golf Course land would be undesirable. Derbyhaven is not far enough from Castletown for there to be a valid argument for local housing need. Additional dwellings are not therefore proposed.
PLANNING HISTORY
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4.1 The site has not been the subject of any previous planning applications and as such there are no previous applications that are considered relevant in the assessment and determination of this application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 21 September 2020.
5.2 Malew Parish Commissioners have stated that they have no objection to the application in a letter dated 7 October 2020.
ASSESSMENT 6.1 As well as the consideration of the individual policies which provide advice for the various elements of the scheme, it is important to consider the overall and cumulative impact of all the elements together, which would include:
(i) the principle of the development (ii) the visual impact on the existing property, the street scene , and the surrounding area (iii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties; and (iv) the impact on Residential amenities for future occupants.
6.2 The principle of the development
6.2.1 The policies outlined above are clear that proposals such as this are generally to be supported as an exception to the principle that there should be no development in the countryside. In this case, whilst there is a presumption against additional residential development in Derbyhaven as suggested within Appendix 4(f) of the Southern Area Plan; with exception only made for extensions within Landscape Proposal 26 of the Area Plan, the site is within an area classified as a "Groups of Houses in the Countryside", with the barn firmly established as part of an existing terrace with footprint firmly integrated with these group of properties in the countryside. It is also considered that the development would optimise the use of a redundant building (Strategic Policy 1), with the building still having sufficient quality or interest to warrant retention and re-use (Paragraph 8.10.1), in addition to the scheme ensuring the retention of the built heritage within Derbyhaven (Paragraph 8.10.2). As such, it would be important to classify the barn as a building in the countryside which should be subject to the Strategic Plan policies which guides the conversion of buildings in the countryside to dwellings.
6.2.2 Based on the foregoing, it is considered that the conversion of this stone barn to residential accommodation complies with HP 11 in that it relates to a building of historic and architectural interest; a Traditional Manx Barn, with features that tie in with the neighbours 'The Herring Houses' and reflects the character of the Manx countryside which would be vital to retain. The existing building is being largely retained as is with minimal change to window and door openings and there is only a very small physical alteration to appearance of the building.
6.2.3 The barn is evidently redundant (as shown in the accompanying statement which highlights the fact that it had previously been used as residence for workers and previously a part of The Herring Houses as evidenced in its external appearance and amalgamation with this neighbouring property, whilst being evidently structurally intact. As well, the presence of a Juliet balcony on one of the windows on the first floor of the front elevation as shown on Google street view (2010) is testament to the fact that the barn has previously been used for residential purposes. In addition, the layout of the barn in two floors with no internal stairs or
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door fenestrations to enable access to an external stairway reinforces the suggestion that it was previously used as residence for workers in connection with The Herring Houses, with possible access to the first floor via The Herring Houses. Therefore, there is no reason to assume its use for residential purposes would be incompatible with adjacent uses; although the additional comings and goings associated with its use would be more impacting than the current redundant use (this would however be minimised by the fact that access would be via a private access lane at the rear). Also, there is nothing to indicate that the converted barn could not be attached to the necessary services, either.
6.2.4 The retention of the majority of the window and door openings, particularly on the front elevation which would be publicly viewable is to be strongly welcomed. This will help preserve the appearance - and thereby character - of the building. The use of window patterns similar to the existing windows on the barn is welcome, and the use of more contemporary materials to the rear elements which would be concealed from public view is appropriate in ensuring that the dwelling is made to be more energy efficient.
6.2.5 In view of the above, it is considered that the principle of converting the barn to a residential property is acceptable and may serve to reinstate a previous residential use of the barn.
6.3 Visual Impact
6.3.1 Paragraph 8.10.2 provides appropriate criteria for the conversion of such buildings into dwellings, stating that such proposed uses should ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric.
6.3.2 The barn itself, which is the subject of this application doesn't appear to have been significantly altered, as the key features of this traditional building have remained unchanged.
6.3.3 In considering the proposal, it is noted that the level and scale of the proposed changes would not be significant enough to alter the appearance of the dwelling. The only change which would be visible from the abutting thoroughfare would be the addition of the pedestrian access door on the front elevation, lowering of the window sills of the windows on the front elevation and sealing up the timber access door and installation of windows, which would all be in keeping with the appearance of the property and the street scene. These changes are considered to be relatively modest and not judged to cause harm to the appearance of the main building or the character and quality of the area.
6.3.4 Whilst the site is situated by the highway, making these changes viewable from vantage points, these changes would be in keeping with the property and the street scene. Besides, the scale of the proposal would remain subservient to the host building and would be considered appropriate when read within the context of its built form and as such deemed acceptable.
6.3.5 Housing policy 11 also requires that conversions should: (a) where practicable and desirable, re-establish the original appearance of the building; and (b) use the same materials as those in the existing building; conditions which the proposed development respects, besides the addition of the bifold doors and sectional garage on the rear elevation and at positions that would not be publicly viewable.
6.3.6 Regarding the impact on the surrounding area, it is noted that the development would retain the existing built fabric for this rural building, and will ensure the retention of the Islands built heritage, and improve the appearance of what might otherwise become derelict fabric (as leaving the building in its unused and unattended form would facilitate the property going into dereliction); thus complying with section 8.10 of the Strategic Plan on the Conversion of Rural Buildings to Dwellings and GP2 (c & g).
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6.5 Impact on neighbours 6.5.1 Environment Policy 23 weighs up the impact of proposals on neighbours by asserting that consideration is given to the potential adverse impact of the proposed changes to existing neighbours when making improvements to existing facilities. It is, however, noted that the closest dwelling to the application site 'Cronk Beg' and 'The Herring House' are situated such that there would be mutual overlooking from the first floor windows to the rear gardens of the application site and these properties. Moreover, there would be no changes t the position of the existing walls or introduction of any extensions which would impact on the outlook for these neighbouring dwellings. As such, it is considered that there would be no detrimental impact on neighbours.
6.6 Parking and highway safety 6.6.1 General Policy 2 (h) and (i) requires that there be no unacceptable implications in terms of highway safety resulting from developments. The proposed changes to the site layout to provide for a usable access and parking on the site would ensure that entrance and exit from the site is safer, with no impact on on-street parking within the area, given that the works would provide for the required parking and internal turning of vehicles to ensure that vehicles can enter and exit the site in forward gear which would be in the interest of highway safety.
6.7 Residential amenities for future occupant 6.7.1 Regarding the internal accommodation of the proposed dwelling, it is considered the internal accommodation would be of an acceptable size, and all primary rooms would have adequate level of outlook and light. It is also worth noting that due to the properties location, views from the front and from the dwelling itself would be over fields to the south, while the views to the north would be to the surrounding bay and sections of the street. As well, the amenity provisions in the form of garden spaces and parking and turning provisions would be sufficient for the proposed occupancy.
RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, and as such it is recommended that the application be approved.
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 __
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting Date: 16.11.2020
Signed : P VISIGAH Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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