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16/00372/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00372/B Applicant : Mr David & Mrs Alison Allvey Proposal : Alterations and extension to existing access road, wall alterations and repositioning of two existing and installation of two additional lamp standards Site Address : Dreemskerry Farm Dreemskerry Ramsey Isle of Man IM7 1BF
Case Officer : Miss Abigail Morgan Photo Taken : 25.05.2016 Site Visit : 25.05.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is the curtilage of a dwelling known as Dreemskerry Farm, Dreemskerry, which is a large, two storey-detached building finished with Manx stone, white render (in places) and grey slate roof tiles. The dwelling is set within a significant area of surrounding land and includes and open-faced three-berth garage, with a long driveway from the main highway.
1.2 A collection of dwellings lie to the southwest of the application site along the Road of Scarffe's Ridge, with the nearest, Geay Vooar, some 150m from Dreemskerry Farm. There are few trees in the area, but Dreemskerry Farm is, topographically, set down with views into and out of the site being primarily limited to long-distance. The land within the ownership of the applicant is separated by the Manx Electric Railway, which borders the application site to the north east.
2.0 THE PROPOSAL
2.1 Full planning is sought for the change in location of the existing access/driveway, with associated works to facilitate the new driveway.
2.2 The proposed driveway will follow the line of the existing driveway for the first apx. 120m and then it is proposed to be diverted into the field to the south of the current driveway linking back up with the parking area/courtyard in the south western corner to the south of the existing garage.
2.3 The works also include the following;
2.3 While precise details of the new walls and extensions have not been provided the Agent has confirmed that they will match the existing in height, materials and construction, and it may possible to reuse the materials from the current walls to build them.
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16/00372/B
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2.4 Originally it was proposed that the driveway be black top macadam, however given the location of Dreemskerry Farm in the wider countryside alternative colours were asked to be looked into. The damage to the current block paved driveway has necessitated the requirement for a bounded service and it is proposed to offset the black of the macadam with a layer of exposed aggregate with resin bonded Daltex Golden Pea dried gravel as final surfacing, which will give it a brown chestnut finish.
2.5 It is proposed that the paved courtyard around the dwelling is to have the same material as final surfacing.
2.6 As the application is as a result of extreme weather and surface water flow the proposal also includes a number of interceptor drains within the driveway to divert flows towards the large culverts that currently run beneath the MER rail lines and onto the applicants land beyond that. Several French drains are also proposed to take the run off from the driveway and intercept overland water to reduce the speed of run off into the culverts.
2.7 The applicant has stated that the current drive was destroyed as a result of Storm Desmond over the winter. It is made up block paving and the storm water infiltrated under the stones, through the sand, erupting and lifting the stones leaving the drive in an extremely poor state. During the storms the line of the current driveway operated as route for the storm water down towards the house.
3.0 PLANNING HISTORY
3.1 The original approval for the dwelling and barn conversions was issued under PA 07/02192/B. Planning approval was been granted for the "erection of a single storey extension to dwelling and alterations to two existing windows" (14/00025/B) and "removal of existing detached garage and erection of replacement garage/equipment store" (14/00700/B). 14/00949/B granted consent for the erection of an extension.
4.0 PLANNING POLICY
4.1 In terms of land use planning, the application site is not designated for any site specific purpose and, as such, constitutes 'white land' on the 1982 Development Plan Order. The application site is also located within a wider area of land that is designated as having high landscape or coastal value and scenic significance.
4.2 Given the nature of the proposal and that it is located in the countryside where there is a presumption against development, it is considered that the most relevant policy of the Strategic Plan is Environment Policy 2.
4.3 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.".
4.4 The application site is approximately 450m from Maughold Conservation Area. While normally the assessment of an application site's proximity to a Conservation Area would be seen in the context of Conservation Areas' generally urban nature, the fact that the Maughold Conservation Area includes a significant amount of countryside means that Environment Policy 36 of the Strategic
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16/00372/B
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Plan is considered to apply. It states: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area"
5.0 REPRESENTATIONS
5.1 Maughold Commissioners note that the property and grounds were subject to much damage in the December rains. Members request that the materials and specification used in the re- landscaping are chosen to balance both the need to protect the property and to ensure the minimum of intrusion into the landscape. 26.04.16. Supplementary/additional information was circulated and Commissioners raised no objections to the amendments. 11.07.16.
5.2 DOI Highways - no highways implications. 20.04.2016.
5.3 No other representations were received at the time of writing.
6.0 ASSESSMENT
6.1 The main issues in the consideration of this application are the effect of the proposal on the character and appearance of the surrounding rural area.
6.2 Having viewed the historic files the position of the current driveway is on its original line and it is the recent December weather that has necessitated this application.
6.3 Given that the form of the proposal is not significantly different from the present situation, in that a lengthy driveway already exists. From a practical perspective and that of the applicant it is considered to be an improvement on the existing situation.
6.4 Dreemskerry Farm and its driveway are predominantly visible from the rear of the houses along Dreemskerry Road, with some passing views from the road when stationary.
VISUAL IMPACT THE PROPOSALS WOULD HAVE UPON THE COUNTRYSIDE
6.5 In relation to the potential visual impact the main policy to be considered is Environment Policy 2 given the site is within an area of High Landscape or Coastal Value and Scenic Significance. EP2 indicates that development will only be acceptable if the proposal would not harm the character and quality of the landscape; or the location for the development is essential.
6.6 It should also be noted that views of the majority of the works would not be highly visible from public views, as the main house and the proposal are set down from the public highway. Notwithstanding this, the works would be apparent from the properties along Dreemskerry Road. However there is already a driveway there so visually in the wider view, while the location/position and colour of the driveway differs from those distances (apx 150m), it would appear very similar to the current situation. The main difference would be the change in colour of the driveway from grey to a brown colour. Accordingly, it is considered the proposal would comply with EP 2(a) of the Isle of Man Strategic Plan and would not harm the character or quality of the landscape, above that which already exists.
IMPACT ON TREES
6.7 There are a few saplings currently planted in the area where the proposed driveway will link to the courtyard/parking area, these were included in 14/00700/B for the removal of existing detached garage and erection of replacement garage/equipment store. Visually they are of very little merit and as the plans show these to be relocated it is not considered to be a major issue.
CONSERVATION AREA
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6.8 For the reasons relating to visual harm discussed above, it is also considered that the proposal would not detrimentally affect views from the nearby Conservation Area, and surrounding countryside, and so would accord with Environment Policy 36 of the Isle of Man Strategic Plan.
CONCLUSION 6.9 Overall, it is considered the proposal would have no significant impacts upon private or public amenities of the area, over and above that which already exists.
7.0 RECOMMENDATION
7.1 For the reasons set out above, it is considered that the application should be approved subject to conditions.
8.0 PARTY STATUS
8.1 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 , and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.07.2016
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.
C 2. The proposed new stone walls, shown on drawing 2016s4084-305 dated 09.06.16, shall reuse the stonework recovered from demolished wall, where possible, and shall, in any case, match the original walls in height, width, coursing, density of stones, and the mortar's colour, texture,
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composition, lime content and method of pointing and the pointing of the brick dressings shall match the colour, texture, lime content and style of the original brick pointing.
Reason: In the interests of the appearance of the development and the surrounding area, particularly views from Maughold Conservation Area.
C 3. The section of the driveway to be to be removed and returned to grassland shall be done within 2 months of the completion of the new driveway.
Reason: The proposal is acceptable only as a replacement driveway and to safeguard the character and appearance of the area.
C 4. Within 2 months of driveway being completed a 1m high post and rail fence shall be erected along the boundaries of the new section of the driveway.
Reason: To control development in the interests of the amenities of the surrounding area and prevent the spread of unauthorised development.
N . This permission does not convey any extension to the residential curtilage.
This approval relates to drawing numbers 2016s4084-100Rev A, 101, 102, 300 and 302 all date stamped received 30 March 2016 and Letter/statement reference 2016s4084/JSL 160609A/js, Driveway Product Specification and drawing numbers 2016s4084-301 Rev B, 303 Rev A and 305 all date stamped received 9 June 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: 14.07.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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