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17/00184/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00184/B Applicant : Mr & Mrs Ian Cochrane Proposal : Erection of front porch and car port Site Address : Mountain View Main Road Ballaugh Isle Of Man IM7 5EF
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 APPLICATION SITE 1.1 The application site is the residential curtilage of Mountain View, Main Road, Ballaugh, a single storey detached bungalow sited on the southern side of the Main Road, Ballaugh.
2.0 THE PROPOSAL 2.1 The application seeks full approval for the erection of front porch and car port.
3.0 PLANNING HISTORY 3.1 The application site has been subject to the previous planning application:
3.2 Erection of a timber workshop shed in garden - 05/01486/B -APPROVED
3.3 Removal of existing flat roof conservatory and erection of a replacement sun room extension
3.4 Installation of new lounge window to south elevation - 02/01494/B - APPROVED
3.5 Replacement of existing shed - 02/00917/B - APPROVED
3.6 Alterations and extensions to dwelling - 97/00360/B - APPROVED
4.0 PLANNING POLICY 4.1 In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is identified as an Area of High Landscape or Coastal Value and Scenic Significance, not designated for development.
4.2 Due to the land designation of the site and the proposed works the following planning policies are relevant in the determination of the application:-
4.3 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."
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17/00184/B
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4.4 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."
4.5 Housing Policy 16 states: ''The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public''.
5.0 REPRESENTATIONS 5.1 Highway Services do not oppose (received on 17.03.2017) commenting; "The proposal is to create a car port and porch at a residential dwelling. The access arrangements will not be altered. Highway Services does not oppose this application."
6.0 ASSESSMENT 6.1 It is considered that the existing dwelling is not traditional and as such, the fundamental issue to address, given the location and age of the dwelling, is whether the proposed extension would increase the impact of the dwelling as viewed from the public highway.
6.2 In terms of siting, the front porch and side carport extensions would not be significantly apparent, if at all, from public views, given; their setback position from the Main Road; the mature landscaping along the roadside; and the scale, size and design are such that they would represent very modest extensions. As such, it is considered the proposal complies with the provisions of Housing Policy 16 Environment Policies 1 & 2 and is therefore acceptable.
6.3 The loss of a single tree near to the carport is considered acceptable. The tree is a semi- mature tree and does not significantly benefit the visual amenities of the area, given there are number of similar sized trees and further landscaping which is located between the tree and the Main Road.
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.
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17/00184/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.03.2017
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 numbers 17/1209/1 & 17/1209/2 all received on 16th February 2017
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: 30.03.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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