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21/00676/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00676/B Applicant : Mrs Jonanne Ashcroft Proposal : Removal of chimney stack and replacement of first floor window with patio doors Site Address : Marrinagh Ballajora Hill Ballajora Ramsey Isle Of Man IM7 1AZ
Planning Officer: Mr Nick Salt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.08.2021 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered to be in accordance with Environment Policies 1 & 2, Housing Policy 16 and General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.
Plans/Drawings/Information; This approval relates to the following plans and drawings, received 14.06.21: 433/01 - location plan, proposed elevation
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The site is a triangle-shaped parcel of land which lies to the south east of the junction of the Manx Electric Railway and the A15 highway which runs through Maughold from Port Lewaigue to Hibernia. The site is accessed via a road which becomes a lane after the southern edge of the application site. The road also serves a number of other dwellings - Rose Cottage which sits to the north west of the site and abutting the site itself and 1, Ballajora Crossing, The Nook, Cooil Dromma and Seawinds (4, Ballajora Crossing) all on the other side of the road.
1.2 The application property is a traditional property in profile but with modern, horizontally proportioned windows, and a two storey flat roofed annex at the rear. There is a contemporary first floor balcony area at the southern elevation accessed via patio doors. The property is well screened from the road by existing hedging and trees.
2.0 THE PROPOSAL 2.1 Proposed is the removal of one of the gable chimney stacks due to structural issues, with the roof to be made good to match the existing dwelling. Also proposed is the replacement of a south elevation first floor window with 1.5 metre wide patio doors.
3.0 PLANNING POLICY 3.1 The site lies within an area not designated for a particular purpose on The Isle of Man Planning Scheme (Development Plan) Order 1982. It is within an Area of High Landscape Value and Scenic Significance
3.2 The overriding consideration in any development in Areas of High Landscape Value and Scenic Significance is the protection of the countryside as set out in Environment Policies 1 and 2.
3.3 Housing Policy 16 relates to extensions to non-traditional dwellings in the countryside. Any extension to such will not generally be permitted where this would increase the impact of the building as viewed by the public.
3.4 Whilst the site is not in an area designated for development, General Policy 2 is still considered relevant in that it relates to matters around design and amenity.
3.5 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application. Section 5.1 relates specifically to chimney stacks.
4.0 PLANNING HISTORY 4.1 17/00734/B - Alterations and extension to provide additional living accommodation. Permitted.
5.0 REPRESENTATIONS 5.1 DOI Highways have confirmed that they have no highways interest this application (01.07.21).
5.2 Garff Commissioners have no objection (23.07.21).
the residential amenity of neighbours.
6.2 Principle of Development
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6.2.1 The application site is outside of any development boundary and is considered to be within the open countryside. There is therefore a general presumption against development. There are however exemptions to this presumption, including for the extension of existing rural dwellings. For non-traditional dwellings such as Mullinaragher House, Housing Policy 16 seeks to restrict extensions or alterations where this would increase the impact of the building as viewed by the public. The previous case officer's report on PA 17/00734/B confirmed that the dwelling is non-traditional due to the extent of contemporary additions over the years.
6.2.2 The acceptability of the development is therefore determined via an assessment of the proposed design and of any impacts on the character of the site and wider area, residential amenity and any other relevant aspect.
6.3 Design and Appearance 6.3.1 As noted above, Housing Policy 16 of the Isle of Man Strategic Plan 2016 requires that development proposals to extend or alter non-traditional dwellings or those of poor or inappropriate form in the countryside will not generally be permitted where this would increase the impact of the building as viewed by the public. General Policy 2 also seeks to ensure that development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and does not affect adversely the character of the surrounding landscape or townscape.
6.3.2 The Residential Design Guidance notes that extensions and roof alterations should avoid the loss of a chimneystack that positively contributes to the dwelling's character and appearance. The Department encourages, wherever practical, the retention of prominent chimneystacks to traditional/period properties, which add to the character and quality of the streetscene, especially where the individual property is within a Conservation Area. 6.3.3 The loss of the chimney would remove one of the more prominent features on the dwelling in this rural area. As established however, the dwelling is not considered to be traditional or to be of any particular architectural importance to the interpretation of the local countryside. The chimney stack has structural issues and a letter from a construction firm has been provided confirming that it poses a danger. Whilst a replacement false stack could be installed, it is not considered reasonable or necessary to require this given the context of the site and the non-traditional appearance of the dwelling. In this respect, no harm to the countryside is likely in accordance with Environment Policies 1 & 2.
6.3.4 The proposed patio door would replicate the one adjacent on the south elevation and would replace a relatively modern window. This would not be out of keeping with the modern appearance of the south elevation.
6.3.5 It is considered that the loss of the chimney stack and the additional patio door replacing a window would not increase the impact of the building as viewed by the public and would accord with Housing Policy 16, and General Policy 2.
6.4 Residential Amenity 6.4.1 General Policy 2 further requires that new development does not affect adversely the amenity of local residents. Further details of how residential amenity can be impacted are set out in the Residential Design Guide. The key aspects are overlooking (loss of privacy), overbearing (loss of outlook) and overshadowing (loss of sunlight).
6.4.2 The proposed patio door would sit alongside the existing and would provide an additional access to the first floor balcony area. It would not introduce additional views towards neighbouring dwellings. Given the rural location of the site and the proposed development, and the over 30 metre separation distance to the closest elevation of Ballwhl to the southeast, there would be no unacceptable overlooking impact.
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6.4.5 Overall, it is considered that the proposal would not adversely impact on the residential amenity currently enjoyed by the occupants of the neighbouring properties, in accordance with General Policy 2 of the IOMSP.
7.0 CONCLUSION 7.1 In summary, the proposal is considered to accord with Environment Policies 1&2, Housing Policy 16 and General Policy 2 of the IOM Strategic Plan. No unacceptable adverse impact has been identified as likely with respect of the character and appearance of the surrounding landscape or the residential amenity of the neighbours.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 04.08.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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