Officer Planning Report Recommendation

Application No.: 10/00784/B Applicant: Mr Kevin Skinner Proposal: Creation of two additional windows and eight roof lights Site Address: Ballacannell Earystane Colby Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Arbory Parish Commissioners Notes: No comments

Officer's Report

The Site

The site represents the curtilage of an existing barn and cottage which is presently being converted and extended (see below). The property sits at the north western end of the road which leads from the Colby Glen Road towards Ballacannell and passes the site and leads west to the A36 Sloc Road.

The site accommodates the former barn and cottage which is being rebuilt. There is a garden area to the north and the site also includes the lane which runs to the site from 20 m to the south east.

Planning Status

The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as "white land", that is, not designated for development and within an area where development could affect a potable water supply. On the draft Southern Area Plan which was published on 23rd October, 2009 the site is within an area of Incised Slopes where the following advice is provided:

Incised Slopes - Ballamodha - Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact.

The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:

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:

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;

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;

Approach routes, key views, and gateways to settlements within these landscapes should be enhanced;

Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided;

The use of local vernacular building styles and materials should be encouraged;

New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged;

Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors;

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;

Care should be taken to avoid the suburbanisation of river valleys and stream corridors;

Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided.

Planning History

The following applications have been submitted in respect of this site:

PA 01/2533: approval in principle for renovation of cottage, conversion of barn and erection of link - permitted on appeal

PA 03/1330: renovation and extension of redundant cottage, conversion of barn to living accommodation - refused on review

PA 04/0938: renovation and extension of cottage and conversion of adjacent barn - refused

PA 05/0375: renovation of cottage and conversion of barn - permitted

PA 08/0510: erection of replacement cottage and conversion of barn - permitted

The Proposal

Now proposed is the addition of two new windows in the side elevation which faces south east - one in each floor. The windows are similar to those elsewhere in the property. Also proposed is the installation of eight roof lights - three in the rear of the rebuilt cottage, two in the extension to the cottage and four in the rear of the converted barn. The rooflights will be Heritage style Velux lights

Representations

Arbory Parish Commissioners indicate that they have no objection to the application

Assessment

The proposed new side windows are in proportion with the existing cottage and do not detract from the character of the cottage. Similarly the rooflights are modest and not particularly conspicuous as viewed by the public. There are no policies which relate to the alterations of existing residential property in the countryside which are not also being extended.

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: 02.07.2010

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.

C 2.

This permission relates to the installation of windows and rooflights as shown in drawings reference 10/35/01, 10/35/02, 10/35/03 and 10/35/04 all received on 26th May, 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : ............................................... Signed : ............................................... Senior Planning Officer

2 July 2010 10/00784/B Page 3 of 3

Officer Planning Report Recommendation

Source & Provenance