Officer Planning Report Recommendations

Planning Report And Recommendations {{table:448041}} ### Considerations {{table:448038}} ### Written Representations ### Consultations {{table:448039}} {{table:448040}}

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE APPLICATION IS A MEMBER OF STAFF WITHIN THE DEPARTMENT OF INFRASTRUCTURE

The Site

The site represents the curtilage of an existing dwelling situated on the northern corner of the crossroads at Ballajora where the Dreemskerry Road meets the road which leads towards Maughold Church and to the south is the road which leads to Hibernia.

The property is a modest hipped, Westmoreland slate roofed dormer bungalow set in attractively landscaped gardens. The dwelling sits immediately alongside the road and has a triple garage alongside the dwelling. The dwelling is finished in smooth render and the windows are plastic-framed.

Planning Status

The site lies within an area designated as of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. On the draft Landscape Character Map the site lies within an area identified as Incised Slopes where the following advice is provided:

"4.5 Type D: Incised Slopes

The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• (a) Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type;
• (b) The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape;
• (c) Approach routes, key views, and gateways to settlements within these landscapes should be enhanced;
• (d) Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided;
• (e) The use of local vernacular building styles and materials should be encouraged;
• (f) New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged;
• (g) Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors;
• (h) Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast;
• (i) Care should be taken to avoid the suburbanisation of river valleys and stream corridors;
• (j) Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided."

THE 4.5 Type D: Incised Slopes

The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• (a) Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type;
• (b) The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape;
• (c) Approach routes, key views, and gateways to settlements within these landscapes should be enhanced;
• (d) Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided;
• (e) The use of local vernacular building styles and materials should be encouraged;
• (f) New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged;
• (g) Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors;
• (h) Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast;
• (i) Care should be taken to avoid the suburbanisation of river valleys and stream corridors;
• (j) Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided.

Planning History

Planning permission was sought for extensions and alterations under PAs 10/0342, 01/2093, 00/0928, 99/1556 and 98/2150.

The Proposal

Proposed now is the erection of a "storm shelter" constituting a timber structure with transparent sheeting, on the north western elevation. This will be seen from the highway - presently what is visible is a felted flat roof and flue projecting alongside the eaves with a flat roofed dormer above. The shelter will have a plastic fascia.

Representations

Maughold Parish Commissioners indicate that they do not object to the application.

Assessment

The property is a relatively modern one and not traditionally styled and as such Housing Policy 16 is relevant in the consideration of the proposal. This states: "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".

In this case the proposed extension is of a lightweight nature and does not alter the character or appearance of the property. It will be visible from the road, but amid existing plastic-framed windows, fascias and a flat roofed extension with slate part hipped roof. The dwelling has a modern character and the proposed shelter will not detract from this, not projecting above the eaves level of the dwelling.

Party Status

The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 06.08.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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.

C 2.

This permission relates to the erection of a storm shelter as shown in drawings P009-01, P009-02, P009-03, P009-04 and P009-05 all received on 27th May, 2010 and P009-04 Rev B received by e-mail on 29th July, 2010.

I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : ... 2005 Authority Meeting Date : .... 1.0... 1.0...

Signed : .................................................................

Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO