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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises land located on the western side of the West Baldwin Road in Braddan. The proposed development comprises the erection of a sun room extension onto the rear of the building.
The application site has been the subject of a number of previous planning applications and has valid planning approval for the conversion of the existing buildings into residential accommodation. Works to convert the buildings have been commenced, although do not currently appear to be progressing.
Braddan Parish Commissioners have no objections to the planning application.
The Department of Transport Highways Division do not oppose the planning application.
In terms of land use designation, due to differences in scale it is somewhat difficult to precisely locate the application site on the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. However, using the ordnance survey gridlines as a reference point it is concluded that the application site is located within land that is designated as wood under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. Planning Circular 6/91, the written statement that accompanies the local plan, contains one policy that is considered specifically material to the assessment of the planning application. Policy 13.3 states:
"The rural areas of Braddan Parish District will be designated as being of high landscape value. As part of this policy it is essential that the important tree groups and woodland within the parish be subject to a maintenance and management scheme that will include underplanting as and when necessary."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
Environment Policy 2 states:
"The present system of landscape classification of Areas of High Landscape or 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
Environment Policy 3 states:
"Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."
Housing Policy 15 states:
"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)."
ASSESSMENT
The planning application seeks approval for the erection of a sun room extension onto the rear of the building, which would replace an existing approved conservatory. The application also proposes to remove previously proposed concrete verge coping from the roof of the building.
The overall size and level of floorspace within the building does not significantly alter as a result of the proposed change to a sun room. As such the main issue to consider is the visual impact and acceptability of the proposed change. In this respect the proposed change is concluded to be a more sympathetic form of extension than the existing approved extension and therefore acceptable. In any event the sun room is located on the rear of the building is not generally visible from public viewpoint. The removal of the concrete verge coping from the roof is concluded to be unobjectionable.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1.
3 December 2009 09/01762/B Page 2 of 3
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s Ballig Barn 09/01 and Ballig Barn 09/02 date stamped the 28th October 2009.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
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