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19/00864/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00864/B Applicant : Mr Kenneth Nesbit Proposal : Erection of a canopy to front elevation Site Address : Fuchsia Bank Ballajora Hill Ballajora Ramsey Isle of Man IM7 1AZ
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.09.2019 __
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 01 and 02 all received on 31st July 2019.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The application site represents the residential curtilage Fuchsia Bank, Ballajora Hill, Ballajora, Ramsey, which is a traditional two storey detached dwelling, located on the eastern side of the A15 road and west of Booilushag Housing Estate.
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19/00864/B Page 2 of 4
2.0 PROPOSAL 2.1 This application seeks approval for the erection of a canopy to front elevation. The canopy would be located above ground floor level and run along the entire front elevation of the dwelling. It would have a front projection of 0.7m and have a slate finish to match that of the main dwellings roof.
3.0 DEPARTMENT POLICIES 3.1 The application site is within an area of High Landscape Value or Costal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Environmental Policy 1: "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."
3.5 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application:
4.2 Installation of a solar panel to a dwelling - 11/00424/B - APPROVED
4.3 Erection of a detached garage/workshop and creation of driveway and access onto highway - 05/00674/B -APPROVED
4.4 Alterations and extensions - 90/00636/B - APPROVED
5.0 REPRESENTATIONS 5.1 Garff Commissioners (received on 23.08.2019) have no objection to the application.
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19/00864/B Page 3 of 4
6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling.
Potential visual impact of the development upon the landscape and individual dwelling 6.2 As outline in Housing Policy 15 the extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. No floor area is created by this proposal.
6.3 In terms of design, there was initial concern that this may affect the facade of this Manx traditional property, was originally a Manx farm house style property with three upper windows over a central doorway flanked either side by a single window. However, it is noted that changes have already been undertaken; namely, introduction of large bay windows, reposition of front door, flat roofed garage and introduction of other enlarged windows (larger than original windows, which still do exist at 1st floor level). These to some extent has lessened the front faced of the property; not necessary in significantly adverse way, but one which has altered the original character of the property. The remainder of the property still retains the overall form of a Manx traditional property, but the front façade has changed.
6.4 Accordingly, while the introduction of the front canopy would add a feature that generally is not found to "Manx traditional properties" nor perhaps a feature the Department would want to add to such properties; in this case given the above alterations already made, it is not considered unacceptable.
7.0 CONCLUSION 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan for the reasons set out in this report, it is recommended that the application be approved.
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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 02.09.2019
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Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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