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                                                 15/01285/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01285/B Applicant : Claire & Beth Harkin Proposal : Enlargement and improvement to existing external courtyard Site Address : Ballagrest Bride Road Ramsey Isle Of Man IM7 4AB

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site represents the residential curtilage of Ballagrest, Bride Road, Lezayre, which is an existing detached dwelling in the countryside. The dwelling is a bungalow located within its own grounds just outside the north-eastern extremity of Ramsey town boundary.

1.2 The site is located on a headland with cliffs and a beach on the eastern side. The dwelling stands on its own in an area which is characterised by open fields. The site of the former Grand Island Hotel is located to the south of the site.

2.0 THE PROPOSAL 2.1 The application seeks approval for the enlargement and improvement to existing external courtyard. The submission proposes to erect a 2.9 metre high wall, with a parapet hipped roof above and glass panels within, which has an overall length of 12.3 metres. The proposal would replace an existing concrete pattern wall, albeit the new proposed wall would be set 2.5 metre forward of the existing.

3.0 PLANNING HISTORY 3.1 There has been a single previous planning application which is specifically considered relevant in the assessment and determination of this current application;

3.2 Erection of replacement sun lounge extension - 11/01235/B - APPROVED

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is located within an area designated as Area of High Landscape or Coastal Value and Scenic Significance that is not designated for development on the Isle of Man Development Plan Order 1982.

4.2 The relevant planning policies from the Isle of Man Strategic Plan 2007 are Environment Policy 2 and Housing Policy 16.

4.3 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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: (a) the development would not harm the character and quality of the landscape; or

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(b) the location for the development is essential."

4.4 Housing Policy 16 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."

5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 26.11.2015).

5.2 Lezayre Parish Commissioners have no objection (received on 17.12.2015).

6.0 ASSESSMENT 6.1 The site is a non-traditional dwelling lying within an area designated as High Landscape or Coastal Value and Scenic Significance in the 1982 Development Order. Due to this land use zoning, the proposal is constrained by Environment Policy 2 and Housing Policy 16.

6.2 Environment Policy 2 stipulates that within Areas of High Landscape or Coastal Value and Scenic Significance, the protection of the character of the landscape is the most important consideration, unless it can be shown that the development would not harm the character of the landscape, or that the location for the development is essential. The proposal would be a modest additional in relation to the existing dwelling which is substantial in size. Furthermore, the removal of the existing pattern block concrete wall and replaced with the proposal would be beneficial in terms of the visual amenities of the area and the individual property. Accordingly, it is considered the proposal would not harm the character of the landscape.

6.3 As stated in Housing Policy 16, where a dwelling already exists in the countryside it is important that when altered or extended, the property does not detract from the amenities of the countryside. Extensions which would increase the impact of non-traditional properties as viewed by the public will generally not be permitted. The proposal again is considered to be beneficial to the appearance of the property and therefore would not detract from the amenities of the countryside.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision: Permitted

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Date of Recommendation: 21.12.2015

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings reference numbers 11 847/6, 11 847/8 and 11 847/9 all received on 24th November 2015.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 23.12.2015

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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