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19/01281/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01281/B Applicant : Mr Jacques Van Wyngaardt Proposal : New roof cladding to summerhouse Site Address : Kionehenin Dhoon Loop Road Dhoon Ramsey Isle Of Man IM7 1HP
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.12.2019 __
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 the submitted documents and drawings reference numbers VW/805/1, VW/805/2 and Site Location Plan scale 1:5000 all received on 15th November 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Kionehenin, Dhoon Loop Road, Dhoon which is a large single storey detached dwelling set within large grounds, which are surrounded by agricultural fields. Access to the site is via a long private road which runs from the property from the Dhoon Loop Road within the residential curtilage of the site there are a number of
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19/01281/B Page 2 of 3
outbuildings, one being a single storey outbuilding (referred by applicants as "Summerhouse") which is finished in stone with a timber shingle roof. It is this building which is of interest for the application.
2.0 THE PROPOSAL 2.1 The application seeks approval for new roof cladding (slate like appearance) to summerhouse.
3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is within an area designated as an Area of High Landscape or Coastal Value and Scenic Significance, not designated for development under the Isle of Man Development Plan Order 1982. The application site is not within a Conservation Area.
3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:
3.3 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."
3.4 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."
4.0 PLANNING HISTORY 4.1 This property has been the subject of a number of previous applications; however, none are considered relevant in the determination of this application.
5.0 REPRESENTATIONS 5.1 Garaff Commissioners do not oppose (received on 07.12.2019).
5.2 Highway Services comment that there are no highway implications (received on 05.12.2019).
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the countryside/landscape and the individual property.
6.2 The "Summerhouse" is very well screened from public views, with potential views only from the other side of the valley, albeit through existing mature landscaping/trees. The proposed slate roof finishes grey in colour would be more in keeping with the existing building, whilst also ensuring the darkness of the slate not resulting in a stark feature in the landscape/countryside setting.
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6.3 Overall, it is considered the proposal would not adversely affect the countryside nor harm the character and quality of the landscape.
7.0 CONCLUSION 7.1 Overall, it is considered the works would comply with Environment Policies 1 & 2 of the Isle of Man Strategic Plan. The application is recommend for an approval.
8.0 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: 24.12.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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