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8 August 2014 14/00601/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00601/B Applicant : Trustees Of The Grest Home Proposal : Erection of a porch and access ramp Site Address : The Grest Home Andreas Road Ramsey Isle Of Man IM7 4EA

Case Officer : Mr Edward Baker Photo Taken :

Site Visit : 18.06.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

THE APPLICATION SITE

The application relates The Grest Home, Andreas Road, Lezayre. The site has a frontage with the east side of Andreas Road just to the north of Ramsey. It comprises a residential home.

THE PROPOSAL

The application seeks planning approval for the erection of a front porch and access ramp.

PLANNING HISTORY

There have been various approvals for alterations to the property over the years, none of which are considered especially relevant to the current application.

PLANNING POLICY

The site is un-zoned and treated as "open countryside" for the purposes of the Isle of Man Development Scheme (Development Plan) Order 1982.

The following policies in the Isle of Man Strategic Plan 2007 are relevant:

General Policy 3:

Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);

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8 August 2014 14/00601/B Page 2 of 4 (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. Community Policy 2: New community facilities should be located to serve the local population and be accessible to non-car users, and should where possible re-use existing vacant or underused buildings.

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. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).'

General Policy 2 is not strictly relevant to this application because the site is on un- zoned land and is situated in countryside. However, the following parts of General Policy 2 are important planning principles which are relevant to consideration of the application:

General Policy 2 states:

'Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (j) can be provided with all necessary services; (n) is designed having due regard to best practice in reducing energy consumption.'

REPRESENTATIONS

Lezayre Parish Commissioners - approved unanimously.

Highways Division - no objection.

ASSESSMENT

The control of development in the countryside

The site is situated in open countryside where development is strictly controlled. Housing Policy 15 relates to proposals for extensions to houses in the countryside. Paragraph 8.12.2 of the Strategic Plan states:

'As there is a general policy against development in the Island's countryside, 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 therefore, must be taken to control the size and form of extensions to property in the countryside. In the case

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8 August 2014 14/00601/B Page 3 of 4 of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.'

The effect of the proposal upon the character and appearance of the area

The proposed porch and ramp are considered to be in keeping with the main property. The porch would be constructed with rendered walls with natural slate roof to match the existing. It is considered that the character and appearance of the area would be preserved.

Other considerations

The proposals would not adversely impact upon neighbour amenity or result in any other land-use planning impacts.

RECOMMENDATION

It is recommended that the planning application is approved with conditions.

PARTY STATUS

The following parties should be afforded interested person status:

The local authority, Lezayre Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highway Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

23.06.2014

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.

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8 August 2014 14/00601/B Page 4 of 4 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.

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This approval relates to Drawing Numbers 13 1036 OP (site location plans) received on 19 May 2014; 13 1036 1P (existing) and 13 1036 2P (proposed) received on 19 May 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ 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

Signed :... Jennifer Chance

Head of Development Management