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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00896/B Applicant : Mr Steven & Mrs Denise Beevers Proposal : Alterations, erection of extension and creation of raised patio area Site Address : New Bungalow Cooil Roi Farm Barroose Road Baldrine Isle Of Man IM4 6AP

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.09.2021 __

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 complies with the wording of HP16 and the RDG, and also the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 of the Isle of Man Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers all received;

10.08.2021 1590 - 1 Ownership Plan Land to be Sold Plan

14.09.2021 1590 - 2 REV 1 __

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 New Bungalow is a modestly scaled bungalow located on the wider agricultural site of Cooil Roi Farm, off Barroose Road near Baldrine. The site includes approximately 90 acres of land. The bungalow sits to the southeast of the cluster of farm buildings and a larger dwelling which is under separate ownership and does not form part of the current land holding. Access is shared between all of these buildings (including the bungalow) from Barroose Road.

2.0 THE PROPOSAL 2.1 The application seeks approval for the alterations, erection of extension and creation of raised patio area. The extension would be to the front elevation and would be single storey in height.

3.0 PLANNING HISTORY 3.1 There are a number of previous applications which are considered relevant in the determination of this application:

Certificate of Lawful Use for removal of an agricultural occupancy condition - 21/00103/LAW - APPROVED

Erection of dwelling with double garage - 85/00909/B - APPROVED

4.0 PLANNING POLICY 4.1 The application site is within an area not recognised for development under the Area Plan for the East 2020. Accordingly, the site is not designated for development. The site is not within an area of High Landscape or Coastal Value and Scenic Significance. The site is not within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application;

4.3 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 over-riding 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."

4.4 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

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(e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.

4.5 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."

4.6 RESIDENTIAL DESIGN GUIDE 2021

5.0 REPRESENTATIONS 5.1 Highway Services comment there is no highway interest (26.08.2021).

5.2 Garff Commissioners have no objection (06.09.2021).

6.0 ASSESSMENT 6.1 The principle issue to consider with this application is the potential visual impact of the works to the area and the existing dwelling.

6.2 The starting point is perhaps to consider Housing Policy 16 given the property is of a non-traditional dwelling, being a more modern property. This policy states that; "generally be permitted where this would increase the impact of the building as viewed by the public". The proposed front extension is located to the front elevation of the dwelling will have little to no visual impact, given its size and the font landscaped boundaries/topography of the land and the distance the site is from the closest public highway. There where initial concerns of the flat roofed design proposed ,as it was considered this was not in keeping with the existing properties character. However, a slight alteration of the flat roof has made the extension more appropriate to the existing dwelling.

7.0 CONCLUSION 7.1 Accordingly, the proposal complies with the wording of HP16, and also the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 and General Policy 2 of the Isle of Man Strategic Plan. GP2 is relevant as it is relevant as it sets out the 'Development Control' issues. It is recommended that the application be approved.

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;

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(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 the Head of Development Management 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 : 24.09.2021

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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