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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00071/B Mrs Geraldine Kingston Replacement of existing glazed conservatory roof with slate / tiles Ballaveare Farm Old Castletown Road Port Soderick Isle Of Man IM4 IBB Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Mr Chris Balmer 04.02.2013 04.02.2013 Officer Delegation Officer's Report 1.0 THE SUE 1.1 The appiication site is the curtilage of Ballaveare Farm, Old Castletown Road, Port Soderick which is a two storey, traditional property located on the south-eastern side of Old Castletown Road (A25). 2.0 THE PROPOSAL 2.1 The application seeks approval for the replacement of existing glazed conservatory roof with slate / tiles. 3.0 PLANNING HISTORY 3.1 The previous planning application which is considered relevant in the assessment and determination of this appiication: 3.2 Alterations and extensions to dwelling - 03/01203/B - APPROVED Erection of an outbuilding to provide garaging, workshop/store and additional living accommodation - 03/01202/B - APPROVED 3.3 3.4 Alterations and extensions to include, (A) conservatory, (B) driveway entrance improvements and, (C) extension to bedroom - 95/01855/B - APPROVED 3.5 Alterations and extensions - 94/00160/B - REFUSED 3.6 Approval in principle for erection of garage block with staff accommodation over - 94/00159/A - APPROVED 3.7 Erection of replacement dwelling - 92/01690/B - APPROVED Approval in principle for demolition of existing & erection of new dwelling - 91/00827/A - APPROVED 3.8 4.0 PLANNING STATUS 4.1 In terms of local plan policy, the application site is within a wider area of land that is designated as open space (agricultural) and woodland under the Braddan Parish District Local 24 February 2014 14/00071/B Page 1 of 3

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Plan. The site is within an area designated as High Landscape or Coastal Value and Scenic Significance. Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration 4.2 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)." 4.3 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." 4.4 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: the development would not harm the character and quality of the landscape; or the location for the development is essential." 4.5 (a) (b) 5.0 CONSULTATIONS 5.1 Braddan Parish Commissioners have no objection. 6.0 ASSESSMENT 6.1 Considering the submission the main issues with the proposal is the potential impact upon the visual amenities of the countryside and the individual property. 6.2 In terms of the street scene the existing conservatory can be seen when traveliing along the Old Castletown Road, albeit due to the roadside boundary treatment (hedgerow/sod banking) and its position and size, these views are not prominent, The proposed works to replace the conservatory roof from glazing to slate would be beneficial to the individual property, whilst not having a significant impact upon the visual amenities of the countryside. 7.0 RECOMMENDATION 7.1 For these reasons the proposals is considered in compliance with the relevant polices of the Strategic Plan and therefore recommended for an approval. PARTY STATUS It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4) (e),and should be afforded Interested party status: 8.0 8.1 Braddan Parish Commissioners Recommendation 14/00071/B Page 2 of 3 24 February 2014

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Recommended Decision: Permitted Date of Recommendation: 24.02.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C2. The development hereby permitted shail not be carried out except in full accordance with the submitted documents and the following plan 1655-01 all received on 21st January 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Development Control Manager Signed :... Jennifer Chance ' 24 February 2014 14/00071/B Page 3 of 3