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19/00840/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00840/B Applicant : Mr & Mrs Stephen Blackford Proposal : Alterations, erection of a front porch and a rear extension and installation of a new septic tank Site Address : Harleys Killane Ballaugh Isle Of Man IM7 5BB
Planning Officer: Mr Nick Salt Photo Taken : 21.08.2019 Site Visit : 21.08.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.09.2019 __
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 decision relates to the following plans and drawings, date stamped received on 24th July 2019:
o Location Plan o 2019/26 02 Site & Floor Plans, Elevations & Photographs As Existing o 2019/26 03 Rev A Site & Floor Plans, Elevations and Section As Proposed __
Interested Person Status - Additional Persons
None __
Officer’s Report
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1.0 THE SITE 1.1 The site is the residential curtilage of 'Harley's', a triangle shaped section of land which was originally the corner of a larger field, at the edge of a small cluster of dwellings and other buildings at Killane. The land is characterised by its flat and open nature. The site dwelling is a 1970's style dormer bungalow situated close to, and fronting, the road.
2.0 THE PROPOSAL 2.1 Proposed are two extensions to the dwelling. The first is a small pitched porch at the front (2.7x1.5m), and the second is a larger utility extension at the middle of the rear of the dwelling. This single storey extension would also feature a pitched roof, the ridge would sit 2 metres below the ridge of the main roof. The tiling, finish and windows would all match with the main dwelling. There would be two windows, and a single doorway on the extension. Total floor space increase would be 25.8m2.
2.2 It is also proposed that the septic tank be moved just to the east of the existing and replaced with a more modern system.
3.0 PLANNING POLICY 3.1 The site lies within an area not zoned for development and classified as an Area of High Landscape of Coastal Value and Scenic Significance (AHLCVSS) as per the 1982 Development Plan.
3.2 Environment Policy 1 is relevant as the site is within the countryside and not zoned for development:
"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."
3.3 Environment Policy 2 is also of relevance given as the site is within an AHLCVSS:
"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 The extension of non-traditional dwellings in the countryside is subject to Housing Policy 16:
"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
This is furthered by paragraph 8.12.2 of the Strategic Plan which states:
"It is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care
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therefore, must be taken to control the size and form of extensions to property in the countryside."
4.0 PLANNING HISTORY 4.1 The application site has had planning application refusals for a number of proposals in the past such as for an extension (01/01815/B), and a detached garage and extension to the residential curtilage (12/01192/B).
4.2 Alterations and an extension to the dwelling (11/00629/B) were approved.
5.0 REPRESENTATIONS 5.1 DoI Highways have confirmed that there is no highways interest in the application (09.08.19).
5.2 Ballaugh Parish Commissioners have no objection to the application (15.08.19).
6.0 ASSESSMENT 6.1 The issues in this case are whether the proposed extensions would have any adverse impact on the character of the main house and its wider context, having regard to the advice provided in HP16 and noting that the countryside is protected for its own sake under EP1, and that the area is an AHLCVSS subject to EP2.
6.2 The dwelling itself is not traditional of vernacular in form or style, although its appearance is not unlike many similar bungalows throughout the Manx countryside. Any inappropriate or overly large extension would therefore be unlikely to accord with HP16, or the environment policies aforementioned. The proposed porch and utility extensions would site lower than , and remain secondary to, the main dwelling due to the height of their pitched roofs, the use of matching materials, and the modest size proposed.
6.3 From the surrounding roads, the Coast Road in particular, and also the Jurby Road at a distance, the extensions would be visible. However it is not considered that they would give the dwelling a greater impact in its rural surroundings, the extensions would be of an appropriate scale so as to accord with HP16. Similarly, the nature of the countryside is unlikely to be detrimentally impacted by any of the proposals.
7.0 CONCLUSION 7.1 In summary, the proposed alterations are considered appropriate for the area and relatively modest. They are considered to accords with Environment Policies 1 and 2 in terms of protection of the countryside, and with Housing Policy 16 in terms of the size and form of the extensions. The application is therefore recommended for 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
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o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.
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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: 17.09.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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