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                                                 16/00934/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00934/B Applicant : Mr David Killip Proposal : Erection of fencing Site Address : Little Ballakewin Foxdale Road Ballasalla Isle Of Man IM9 3ET

Case Officer : Miss S E Corlett Photo Taken : 08.09.2016 Site Visit : 08.09.2016 Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling, Little Ballakewin, which sits on the western side of the A3 Foxdale Road as it crosses the Athol Bridge and heads south towards the entrance into Silverdale Glen. The house is a traditional one but which has had a number of alterations undertaken which detract a little from the traditional proportions of the property, but which have tried to be sympathethic thereto.

1.2 Alongside the house is a barn which has been converted to additional accommodation and which is used as tourist accommodation. The property has a relatively large garden on both the northern and southern side and access is via an entrance onto the A3 to the north of the house.

1.3 The roadside boundary is formed by a low stone wall with vegetation above: the house is built at a higher level than the road and as such the vegetation provides only a low screen to the road. The speed of traffic passing the site is derestricted. To the south of the dwelling alongside the road there is fencing which is being absorbed into the hedging behind and to the north, outwith the application site and further towards Athol Bridge there is horizontal style fencing, painted green, which is difficult to see amongst the surrounding vegetation.

1.4 The visibility for drivers of vehicles emerging from the site has been improved by the applicant in earlier applications, PA 11/00779/B particularly, removing trees and shrubs within the visibility splay to the south which has, in part led to the lack of privacy and screening alongside the house.

THE PROPOSAL 2.1 Proposed is the installation of fencing alongside the road. This is intended to provide visual screening for the occupants of the property and security for them and their pets. The fencing will be 1.8m high stepping back to join the rear of the property and the front garden. The fencing will be lollipop style with round headed posts separated from each other by a small space. The fence will be erected on the property side of the existing boundary wall and vegetation.

2.2 The applicant has provided additional information showing clearly the visibility splays and the fence moved slightly further back to accommodate this.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as not for any particular purpose or development. The property and site have established use as a dwelling and associated curtilage and as such, the following Strategic Plan policies are considered relevant in this case:

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                                                 16/00934/B
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General Policy 2 states: "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:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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 adverse effect on road safety or traffic flows on the local highways and m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

PLANNING HISTORY 4.1 Planning approval was granted for alterations to the property as referred to above. In addition to development at this site, planning approval has recently been granted for a car and coach park associated with the Silverdale complex and this has been implemented (PA 13/91539/B).

REPRESENTATIONS 5.1 After initially expressing concern at the impact of the fencing on visibility for those exiting from the site, Highway Services no longer object to the application following the receipt of amended plans showing the fence outwith the visibility splays required (24.10.16).

5.2 Malew Parish Commissioners indicate that they do not oppose the application (08.09.16).

ASSESSMENT 6.1 The two issues in this case are whether the fencing will have an adverse impact on the character and appearance of the property and secondly, whether it would adversely affect visibility for those emerging from the site in a vehicle.

6.2 The fencing would only be seen when one is right alongside the dwelling: the existing vegetation before and after on the road prevents a clear view of the fence from any distance from the site. As such, the fence will be seen immediately alongside the dwelling, which limits its visual impact. Whilst sometimes fencing can be coloured to help it blend into its surroundings, in this case, with the backdrop of the white gable of the house, it is not considered essential to require the fencing to be stained or painted.

6.3 Now that the fence has been moved back slightly, there is no issue with highway safety.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word

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                                                 16/00934/B
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'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 25.10.2016

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.

N 1. For clarification the new fencing may not impinge upon the previously approved visibility splays from the associated dwelling onto the public highway.

This decision relates to drawings F.D.7.8.16(L) and photos 1, 2, 3 and 4 all received on 8th August, 2016 and the amended site plan received on 29th September, 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 26.10.2016

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

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