170267

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                                      18/00857/GB                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00857/GB Applicant : The Milntown Trust Proposal : Re-location of entrance gate pillar, widening of gates and re- routing of entrance drive at Lezayre Road junction - RB 168 (in association with Registered Building Application 18/00858/CON) Site Address : Milntown Mansion Glen Auldyn Ramsey Isle Of Man IM7 2AB

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.10.2018 __

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 the submitted documents and drawings reference numbers SM18/466/1, SM18/466/2 and SM18/466/3 all received on 10th August 2018. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The site represents the residential curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds, located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site.

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1.2 Within the ground of the estate is a stone two/three storey detached mill building, which is sited approximately 90+ metres south-west of Milntown Mansion and is surrounded by a collection of properties (two dwellings and garaging) all being within the Milntown Estate.

1.3 The main entrance to the site is located to the northeaster corner of the site and it is this area where the proposed works under consideration are focused.

2.0 PROPOSAL 2.1 The application seeks approval for the re-location of entrance gate pillar, widening of gates and re-routing of entrance drive at Lezayre Road junction - RB 168 (in association with Registered Building Application 18/00858/CON).

2.2 The works include: o Widening the existing entrance by 1.5m, which in turn requires the repositioning of the existing gate pillar and wall (both matching as existing); o Increasing the width of the pair of timber gates, again matching the existing patter/style/finish/colour of the existing gates; and o Re-orientation the internal roadway in part.

3.0 PLANNING STATUS 3.1 The application site is within an area recognised as being an area of 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is also a Registered Building (nr 168).

3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

3.3 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."

3.4 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

3.5 Planning Policy Statement 1/01 RB/3 states: "General Criteria Applied in Considering Registered Building Applications. The issues that are generally relevant to the consideration of all registered building applications are: o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

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3.6 RB/5: Alterations and Extensions states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

4.0 PLANNING HISTORY 4.1 There have been a number of previous planning applications within the estate; however, none are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners approved unanimous (07.09.2018).

5.2 DOI Highways Services make the following comments (24.09.2018):- "The application states that the proposal is to improve coach and large vehicle access to the site and existing car parking areas. The site access would be widened from 4.1m to 5.7m. The gate pillar would be relocated accordingly, and a new section of boundary wall tied into the existing wall within the site entrance off the highway. The gates would be widened and remain in their original position without being any closer to the highway. The existing site advertising sign at the entrance would be moved back behind the realigned wall and off the highway.

A section of the private driveway would be realigned in the vicinity of the site entrance behind the site gates and would be 6m wide which is sufficient to accommodate two-way traffic. The proposals should have no adverse impact on the highway but would be beneficial in widening the site access which is welcomed.

Highway Services does not oppose the application.

Recommendation: DNO"

5.3 Manx utilities initially objected (13.09.2018); however, after a site visit they no olonger object (28.09.2018).

6.0 REGISTERED BUILDINGS OFFICERS SUPPLEMENTARY REPORT: 6.1 I have no objection to the proposals, the gate has previously been altered and I consider the current proposals to further widen the entrance will not cause harm to the special character of this registered building or its setting. The plans show in sufficient detail the proposed modifications to the wall and gates and to not require additional information.

6.2 I recommend this application is approved.

6.3 CONDITIONS / REASON FOR REFUSAL o Standard time limitation o Works to be undertaken in accordance with the approved plans

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7.0 ASSESSMENT 7.1 Given the land-use designation and the type of development the following element is relevant to consideration in the determination of this application; (a) potential impact upon the visual amenities of the area and Impact upon the Registered Building.

7.2 The works would enable better access to the site; especially for larger vehicles (coaches/delivery vehicles etc), which in turn is an improvement to highway safety as longer vehicles would exist the Lezayre Road quicker.

7.3 In terms of the overall design of the works, it is considered the proposals would retain the character, setting and appearance of the existing gateway and the site and therefore once the works are completed, they would likely to be unnoticeable.

7.4 The Registered Building Officer has considered the scheme and has no objection.

7.5 Discussions with the Arboriculture Officer (DEFA) have also taken place (verbally) and he confirms he has now objection to the proposal.

8.0 CONCLUSION 8.1 In conclusion, it is recommended that the planning application be approved due to complying with RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 and Environment Policy 1 & 2 of the Isle of Man Strategic Plan 2016.

9.0 INTERESTED PERSON STATUS 9.1 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.

9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 10.10.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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