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                                                 16/00396/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00396/B Applicant : Mr David & Mrs Shan Fisher Proposal : Erection of a spiral staircase to rear elevation of dwelling Site Address : Kimmeragh Ballafesson Road Port Erin Isle of Man IM9 6TX

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling, Kimmeragh which is one of three dwellings which sit somewhat on their own on the south eastern side of the Ballafesson Road. The two dwellings which lie to the south west are "Mizpah", closest to the application property, and "The Gables" further to the south west.

1.2 Each of the three dwellings has a contiguous boundary to the open, agricultural land to the south east.

1.3 Planning approval has recently been granted for an extension at the rear - PA 15/00622/B as well as a change of use of a strip of land at the rear to accommodate additional garden space - PA 14/00885/C approved at appeal.

THE PROPOSAL 2.1 Proposed is the provision of a spiral staircase at the side of the new first floor patio area, approved under PA 15/00622/B to provide direct access to and from the garden from and to the patio. The staircase will be black powder coated galvanised steel and situated on the northern side of the extension.

PLANNING POLICY AND STATUS 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Residential and within the settlement boundary of Ballafesson. The land to the rear into which the residential curtilage is to be extended, is designated as Open Space not designated for a particular purpose.

3.2 As such the following policies are relevant to the consideration of the application:

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 and c) does not affect adversely the character of the surrounding landscape or townscape".

REPRESENTATIONS

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                                                 16/00396/B
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4.1 Department of Infrastructure Highway Services indicate that they do not oppose the application (18.04.16).

4.2 Rushen Parish Commissioners indicate that they do not object to the application as it does not overlook other properties (22.04.16).

ASSESSMENT 5.1 The issue in this case is whether the staircase will provide an adverse visual impact to the approved scheme. It will not adversely affect neighbours' living conditions as it is on the side of the dwelling which faces open space.

5.2 The spiral staircase is an interesting addition to the scheme and will enhance its appearance although will be barely visible to the public.

5.3 The application is considered to be acceptable and is recommended for approval.

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 Department of Infrastructure 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 ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 17.05.2016

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.

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                                                 16/00396/B
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This approval relates to drawings 1565-14, 1565-15 and 1565-16 all received on 6th April, 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: 18.05.2016

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

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