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17/00827/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00827/B Applicant : Park Properties Limited Proposal : Alterations and erection of extension Site Address : Cronk Olaf Ballamoar Lane Ballaugh Isle Of Man IM7 5EE
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.09.2017 __
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.
Plans/Drawings/Information;
This approval relates to drawings reference numbers 17/2649/01, 17/2649/02, 17/2649/03 and 17/2649/04 all received on 3rd August 2017.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site represents the residential curtilage of "Cronk Olaf" which is an existing detached single storey dwelling situated at the eastern side of Ballamoar Lane which leads of the A3 and the Ballaugh Glen Road in Ballaugh. The property sits on a modest plot and comprises a pitched roof bungalow with vegetation surrounding it on all four sides.
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17/00827/B Page 2 of 3
2.0 THE PROPOSAL 2.1 The application seeks approval for the alterations and erection of an extension. The pitched roofed extension with accommodation within the roof space would be located to the northern elevation of the property. The proposal would measure 8.4m x 6m x 54 with matching cements slates, roughcast render and uPVC windows. The proposal would measure 8450mm x 6000mm x 5700mm, with matching fibre cements slates, roughcast render and uPVC windows. The extension in terms of size and footprint is identical to an extension which was approved under application 10/00802/B. The applicants have indicated that the concrete slab has been constructed of the previously approval, although it is not known when.
3.0 PLANNING HISTORY 3.1 The previous planning applications which are considered specifically material to the assessment of this current planning application:
3.2 Alterations and erection of extensions to dwelling house - 10/00151/B - APPROVED
3.3 Alterations and extensions to dwelling (comprising amendments to PA10/00151B) - 10/00802/B - APPROVED
4.0 PLANNING POLICY 4.1 In terms of land use the site is within an area of 'High Landscape or Coastal Value and Scenic Significance' not designated for development. on the Isle of Man Planning Scheme (Development Plan) Order 1982.
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."
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."
4.4 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 18.08.2017) and Ballaugh Parish Commissioners have no objection (04.09.17).
6.0 ASSESSMENT
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17/00827/B Page 3 of 3
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 Given that the property is only accessed along a private lane, 480m from the nearest public thoroughfare of the A3 in Ballaugh (to the north); it is acknowledged that the proposed alterations and extensions would not be viewed by the public, which is in accordance with Housing Policy 16 of the Isle of Man Strategic Plan, 2016. Furthermore, the immediate area has substantial landscaping along the boundaries of the site which further reduces the impact of the proposal on the locality.
6.3 Overall, whilst the proposal would increase the mass of the dwelling in its entirety, on balance, it is not considered the works would significantly increase the impact of the building as viewed by the public, to warrant a refusal. As such, it is considered the proposal complies with the provisions of Housing Policy 16 Environment Policy 1 & 2 and is therefore acceptable.
7.0 CONCLUSION 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 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The Planning Committee must determine:
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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: 11.09.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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