DEC Officer Report

Application No.: 19/00101/B Applicant: Mr Daniel Potts Proposal: Alterations, relocation of garage doors to rear garage elevation, installation of windows to existing garage door openings and creation of screen wall to existing courtyard and parking to rear of garage Site Address: Braaid Farm Top Road Crosby Isle of Man IM4 4HJ Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.03.2019 _________________________________________________________________

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 decision relates to drawings 953-001, 953-002, 953-003 and 953-004 all received on 31st January, 2019. _______________________________________________________________

Interested Person Status – Additional Persons

none _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing dwelling, Braaid Farm, which sits in an elevated and very isolated position to the north of Crosby. Two public footpaths run near to the site, one immediately to the west running along the access to the site from Eyreton Cottages and the

• other, the Millennium Way which runs across the field to the south of the curtilage of the house.
• 1.2 The existing building group accommodates a house and linked garage which were rebuilt in the mid 2000s (05/92180/B) along with landscaped gardens.
• 1.3 The house is a prominent one and can be seen from a wide area to the south and east. THE PROPOSAL

2.1 Proposed is a series of alterations to the ground floor of the dwelling to provide a sheltered courtyard, including the installation of garage doors in the northern elevation of the garage to provide access from a new hard surfaced area and to retain the inner courtyard onto which the current garage doors face with the erection of walling at the front (west) of the courtyard to enclose the inner space. The wind break will have a rendered wall up to 1.1m with a glazed screen above to a height of 1.8m. The existing garage doors will be replaced by windows of a similar width but not extending all the way to the floor. PLANNING POLICY - 3.1 The site lies within an area not designated for a particular purpose on The Isle of Man Planning Scheme (Development Plan) Order 1982 and on the draft Area Plan for the East

(2018). The only identified constraints in the area are overhead high tension electricity lines which run close to the property. These are not close enough to the property to invoke Energy Policy 2.

3.2 The Strategic Plan contains no policies which guide alterations to existing properties in the countryside, only where extensions are proposed. It is relevant though that the Plan generally discourages development and particularly development which results in adverse impacts on the countryside or an increased visual impact (HP16 for example). - 3.3 The Eary Vane ASSI is relatively close, to the north, but is not sufficiently close to warrant concern in respect of the proposed works.

PLANNING HISTORY

4.1 The site has a history of alterations and new buildings, the most significant being the 2005 application for the replacement house and garaging. with subsequent extensions after that (08/01170/B, 09/01172/B and 09/01929/B). REPRESENTATIONS - 5.1 Marown Parish Commissioners have no objection or no further comment (22.02.19). ASSESSMENT - 6.1 The works will be barely noticeable from a public perspective, the new walling perhaps being visible to those using the footpath but in the grand scheme of the context of the site within spectacular views over the surrounding landscapes. As such, it is not considered that any of the works will have a significant impact on the effect of the property on the landscape. CONCLUSION - 7.1 The proposals do not conflict with any of the Strategic Plan policies and the application is supported. INTERESTED PERSON 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 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 20.03.2019 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.