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19/00973/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00973/B Applicant : Mr Gary Saunders Proposal : Alterations, erection of extensions and creation of a porch Site Address : Shady Moar Shore Road Glen Maye Isle Of Man IM5 3BG
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.11.2019 __
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 approval relates to three drawings all referenced GS/19/01-02 all received on 3rd September, 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing bungalow, Shady Moar which sits on the northern side of the cul de sac which leads westwards from the A27 towards Glen Maye Beach. The vehicular lane becomes a pedestrian only access around 300m to the west of the site and this pedestrian access leads to the beach. A myriad of public footpaths run through this part of the parish.
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19/00973/B Page 2 of 3
1.2 The road serves a small number of properties: as well as Shady Moar there is Ballakerkey Farm which comprises tourist accommodation and residential property and land surrounding the application site, with which it was formerly associated. Further east are more dwellings - Falls View and 1 and 2, The Falls which are large houses built in the 1990s alongside which is Creg ny Shee, a two storey relatively modern property beside which is Waterfall House, a traditional and much older Manx cottage which sits next to the Waterfall Hotel, up until a few years ago, an operational public house and restaurant which has recently been the subject of an unsuccessful application for redevelopment for housing (17/01189/B). Opposite the hotel is a large car park which serves the hotel and the glen.
1.3 The road is very rural in nature, with a national glen surrounding the Glen Maye river on the southern side of the lane/footpath.
1.4 The site accommodates Shady Moar, the three bed bungalow and a small shed and a stable with 380 sq m of paddock to the west alongside the road which is generally lower than the site. There is a large agricultural building immediately to the west of the site which belongs to others and a mature hedge of trees between it and the property to the rear - Ballakerkey Farm.
THE PROPOSAL 2.1 Proposed is the extension of the dwelling through:
the expansion of the existing conservatory the erection of a porch and the extension of the dwelling.
2.2 The conservatory is presently 4.5m by 4.7m and it is proposed to enlarge this to 4.5m by 7.3m with a similar hipped roofed design and dwarf rendered wall but with the roof made from glazing rather than tiles as existing.
2.3 The proposed porch is timber framed and open sided and whilst not shown on the side elevation, is a simple structure with timber posts and a tiled roof.
2.4 Two new windows are proposed to be installed in the western (side) elevation to serve a snug.
2.5 A small extension is proposed to link the existing garage with the house - 2.7m in width and the same depth as the garage (6.15m).
PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose and of High Landscape Value and Scenic Significance.
3.2 As such, there is a presumption against development here as set out in Strategic Plan General Policy 3, Environment Policies 1 and 2 although provision is made in Housing Policy 16 for extensions which would not increase the impact of the property as viewed by the public.
PLANNING HISTORY 4.1 Shady Moar was approved under 88/01017/B: the occupancy of this dwelling was restricted to occupancy by an agricultural worker. Specifically the condition of approval stated;
"5. The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was employment in agriculture in the Island and including also the dependants of such persons as aforesaid."
4.2 This property was the subject of an application in 2006 for the removal of the agricultural occupancy condition/ 06/01343/C. This was refused for the reason that it had not been demonstrated that there was no longer a need for agricultural workers' accommodation in this locality and reference was made to the asking price for the property, £355,000, being too high for an agricultural worker to afford. The Planning Officer dealing with that application referred to an
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19/00973/B Page 3 of 3
expectation that agricultural properties would be less costly, the price being reduced by up to 30%. This would bring the price down to £249,000.
4.3 Permission was granted for the removal of the condition under 18/00845/B..
REPRESENTATIONS 5.1 Highway Services have no objection (18.09.19).
5.2 Patrick Parish Commissioners have no objection (21.10.19).
ASSESSMENT 6.1 The issue here is whether the proposed changes would increase the impact of the property from the public highway. Whilst there is additional fabric and windows, there are no residential properties particularly close or where a clear view would be available, due to existing vegetation.
6.2 The proposed porch will be visible from the highway but will add interest rather than detract from the appearance of the property and the impact will not be increased.
CONCLUSION 7.1 The proposal is considered to accord with HP16 and 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: 06.11.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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