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                                      24/00457/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00457/B Applicant : Mr Michael Coleman Proposal : Erection of external staircase and landing; replacement of window with glazed doors at first floor level; Installation of roof- light. Site Address : 3 Balnahow Farm Cottages Balnahow Farm Balnahowe Santon Isle Of Man IM4 1HN

Principal Planner: Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 31.05.2024 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal is considered acceptable as there is no adverse impact on the landscape and the building is considered to be an acceptable addition to the approved residential group, in compliance with General Policy 2, Housing Policy 15, Environment Policy 1 and 2.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 29.04.2024. __

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE 1.1 The site is Balnahow Farm - a complex of a dwellings and agricultural outbuildings which were up until relatively recently, a working farm. The farm has been sold and the land around it sold separately and is now being farmed in association with Southampton Farm whose farm buildings are based in Port Soderick. Planning approval has recently been granted for a series of alterations and extensions to the main farmhouse which sits outside of this application site.

1.2 The site sits on the northern side of a private road which joins the public road some way to the west. This public road provides access to the Meary Veg sewage treatment plant, as well as a number of dwellings.

1.3 One group of the form farm buildings (converted to a total of five units) are arranged in an L shape with additions to the east. The building to the south is linear with no projections front or rear. The application concerns unit 3 which form part of the former agricultural buildings to the north of the access to the site.

2.0 THE PROPOSAL 2.1 The application seeks approval for a rear external stairs having a projection of 1.7m form the rear wall, a width of 3.2m and a height (measured to flor level at first floor level ) of 2.5m. The stair case and landing would be constructed of steel work, while the balustrades would be either ornamental metalwork painted black or frameless glazing system

3.0 PLANNING POLICY 3.1 The site lies within an area designated as not for a particular purpose and of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982. On the draft Landscape Character Assessment, the area is recognised as Incised Slopes - the most common of the land use character types. The accompanying text talks about the rural character of the area with open fields and wooded areas and the need to approach development sensitively, recognising traditional materials, densities and styles.

3.2 As the area is not designated for development, there is a presumption against new works as set out in General Policy 3 and Environment Policies 1 and 2 particularly where it would adversely affect the character and appearance of the countryside which is protected for its own sake. The site has benefited from planning approval for residential development and therefore General Policy 2 is considered relevant to consider. Further, Housing Policy 15 which relates to the extension or alteration of existing traditionally styled properties in the countryside should be considered.

4.0 PLANNING HISTORY 4.1 17/00563/B approved the conversion and alteration of the buildings to residential and the approval.

4.2 19/00682/B approved the erection of a building to provide two garages and alteration to garden curtilage boundary lines.

5.0 REPRESENTATIONS 5.1 Highway Services comment that there is no highway interest (03.05.2024).

6.0 ASSESSMENT 6.1 The issue in this case is whether the development would have any adverse environmental impact on the area of High Landscape Value and Scenic Significance and whether there would be any adverse impacts upon neighbouring amenities.

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                                      24/00457/B                                     Page  3  of  4

Impact on the area of High Landscape Value and Scenic Significance 6.2 The proposed works are located to the rear of the property and enclosed by neighbouring properties and therefore not publically viewable. Furthermore, the scale, design and finish of the external staircase and landing, replacement window with French Doors and new high level roofing above are all appropriate. Accordingly the proposal would not adversely affect the character and appearance of the countryside which is protected for its own sake or adversely affect the existing converted barn complying with EP 1 & 2 and HP 15.

Impacts upon neighbouring amenities 6.3 The erection of first floor terraces/balconies, which is of a size (1.7m x 3.2m) where person could sit out on, can give raise to overlooking and result in a loss of privacy. However, in this case, given the position of windows of neighbouring properties and position of their gardens; the proposal would not give raise to any significant overlooking to warrant a refusal and comply with GP2. It is noted that views from the terrace/balcony will be achievable in a northeast direction towards the front driveway of Nr 5 (between front elevation of Nr 5 and nr 5 detached garage). However, while there are potential views, they are limited and are not over the primary garden area or into any habitable room and potentially only direct views to the front porch. It is also reasonable to consider that a person/s using the balcony would be viewing towards the open countryside in a north western direction, away from Nr 5 property.

7.0 CONCLUSION 7.1 The proposal is considered acceptable as there is no adverse impact on the landscape and the building is considered to be an acceptable addition to the approved residential group, in compliance with General Policy 2, Housing Policy 15, Environment Policy 1 and 2.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 and that in making this

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decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 03.06.2024

Determining officer Signed : J SINGLETON

Jason Singleton

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.