Planning Officer Report

Planning Officer Report And Recommendations {{table:377894}}

Officer's Report

The Application Site

1. The application site is the residential curtilage of Ballacregga Farm, a two storey detached property located 320 metres north of the A10 Lhen Road, Bride.

1. The existing dwelling is traditional in appearance and represents a Manx farmhouse. Existing on site is a double garage with tourist accommodation above with a link to the main dwellinghouse. The application site property is positioned nine metres east of a separate dwelling which is part of the same holding.

1. The surrounding area is characterised by sparsely distributed properties and established farm holdings.

The Proposal

1. The planning application seeks approval for the installation of bifold doors to the south east elevation, which has been carried out, and the increase in the height of an existing window also to the south east elevation adjacent to the bifold doors. The planning application also details a number of proposed internal alterations that do not require planning permission but require building regulation approval.

1. The installed bifold doors are painted timber and lead from the existing kitchen area and replace two windows. The existing window is to be removed with the aperture enlarged to just short of the full length of the single storey section of the house and a new window installed.

Planning History

1. The application site has been the subject of six previous planning applications, none of which is considered specifically relevant to the assessment of this planning application.

Planning Policy

1. The application site is not designated for any site specific purpose and lies within an area recognised as High Landscape or Coastal Value and Scenic Significance under the 1982 Isle of Man Development Plan.
2. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:

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 overriding 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".

Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of 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 difference 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: a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

Representations

1. At the time of writing there have been no written representations made regarding the current planning application.

Assessment

1. The level and scale of development proposed is considered to be relatively modest and not of a nature to cause harm to the enjoyment of the main dwellinghouse or unduly harm the appearance of the overall main dwellinghouse.
2. Overall it is concluding that the planning application is in accordance with Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

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

Recommendation