Officer Planning Report

Considerations {{table:459523}} {{table:459520}} ### Written Representations ### Consultations {{table:459521}} {{table:459522}}

Officer's Report

The Site

The site is the curtilage of an existing dwelling situated on the western side of the Ballamodha Straight, A3, to the south of the entrance to the Bay View pig Farm. The property is a modern hipped roofed bungalow with a pitched roofed single storey garage alongside. The roof of the property is presently finished in tiles. The garage roof is finished in slates. The dwelling has an existing flat roofed annex on its western gable and there is an extension currently being constructed on the eastern gable.

There are stables to the south of the property which are also owned by the applicant.

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. On the draft Southern Area Plan which was published on 23rd October, 2009 the site lies 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

Planning permission was sought for the following developments: PA 08/1862 - erection of stables - permitted PA 08/0122 - erection of a detached garage - permitted PA 07/1873 - alterations and erection of extensions - permitted PA 10/1106 - extension to stables - permitted

The Proposal

Proposed is the replacement of the finish of the roof from tiles to slates to match the garage roof.

Representations

Malew Parish Commissioners indicate that they do not oppose the application

Assessment

The property is not particularly visible but in any case, the re-finishing of the roof in slates will visually enhance the appearance of the property and should be encouraged.

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: 22.11.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 re-finishing of the roof in slates, as shown and described in drawing reference 10/69/01 received on 14th October, 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