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16/01012/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01012/B Applicant : Mr And Mrs Roy Cleator Proposal : Removal of existing porch and extension to living room with car port. Site Address : Ballamenagh Beg Jurby Road Sandygate Ramsey Isle Of Man IM7 3AG
Case Officer : Mr Chris Balmer Photo Taken : 14.09.2016 Site Visit : 14.09.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The site represents Ballamenagh Beg, Jurby Road, Sandygate which is a single storey modern detached cottage located to the northern side of the Jurby Road and northwest of Sandygate Crossroads. The property is associated with the Ballamenagh Beg Farm which includes additional dwelling to the north of the application site and two modern portal framed barns.
1.2 The site is accessed via a private lane that travels in a northerly direction from the Jurby Road for over approximately 30 metres. The lane provides access for the residential farm dwelling and the farm complex.
2.0 THE PROPOSAL 2.1 This planning application seeks approval for the removal of existing porch and extension to living room to the front elevation of the property (south) with car port.
2.2 The single storey extension to the front elevation would be a gable facing design, having a width of 5.1 metres, a depth of 5 metres and a ridge height of 4.2 metres.
2.3 The second carport extension would be detached from the main dwelling house having a width of 4.9 metres, a depth of 3.2 metres and a height of 2.6 metres.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications and the following are considered relevant in the determination of this application:
3.2 Erection of porch on dwelling and Extension to Dutch Barn - 92/00359/B - APPROVED
3.3 Extensions to dwelling and agricultural building - 91/00506/B - APPROVED
3.4 Erection of a dwelling and associated calf rearing shed - 89/00784/B - APPROVED
3.5 Approval in principle to farm dwelling and building - 88/01999/A - REFUSED
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16/01012/B
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4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area not designated for development under the Isle of Man Development Plan. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance or within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application:
4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
4.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.5 Housing Policy 15 states: "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)."
5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highway Services do not oppose (29.09.2016).
5.2 Jurby Parish Commissioners do not oppose (23.09.2016).
6.0 ASSESSMENT 6.1 The principal issues to consider in the assessment of the application is the impact upon the character and appearance of the property and the countryside by the works
6.2 Currently, only the roof section of the dwelling is apparent from public views (i.e. Jurby Road) given the roadside landscaping and/or the boundary landscaping of the application site which is made up of 2.5 metre high mature hedgerows along the east, south and western boundaries of the site. Should the works be approved and constructed, again it is unlikely that they would be especially apparent from public views due to the landscaping in the area. However, the works are considered in keeping and acceptable form of development in terms of proportion, scale, size (23% increase), finish and design. The proposal would be similar to works undertaken to the other farm
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16/01012/B
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cottage associated with the same farm holding to the north of the site. Accordingly, the proposal would comply with Housing Policy 15.
6.3 Again the carport, given its size and height located adjacent to the main dwelling house would not be apparent form public views given the level of landscaping in the area and due to its light weight structure.
7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; 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: 12.10.2016
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.
This approval relates to drawings reference number SM16/398/1, SM16/398/2 and SM16/398/3 all received on 26th August 2016.
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16/01012/B
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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: 12.10.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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