Officer Planning Report Recommendations

Planning Report And Recommendations {{table:119488}} {{table:119489}} {{table:119490}} {{table:119491}} ### Considerations {{table:119492}} ### Written Representations Mr A Jessop ### Consultations {{table:119493}} {{table:119494}} ### Policy

Officer's Report

The site represents a piece of the curtilage of "Kent", an established and large property situated on the southern side of the public footpath which runs from opposite the DoT quarry on the south western side of Ballasalla, along to the Silverburn and to Castletown. thepublic footpath forms the north western boundary of this site.

Alp was granted under PA 03/1805 for the erection of a dwelling on this site. The site is designated as LDHP on the 1982 Plan and despite the site measuring only 0.7 acres the reporting planning officer concluded that this would not be objectionable and that application was approved. No especial conditions were attached to that approval, despite the Circular 8/91 requiring that new dwellings in such areas are designed to complement their woodland setting and the DAFF requiring a condition be attached to protect the existing trees on site. This permission remains valid until 10th February, 2006.

Now proposed is a two storey property with rendered walling and concrete tiled roof (no colour stipulated). The property has single storey elements surrounding a two storey central core. A new fence is to be erected alongside the public footpath which will urbanise its character.

Defer for site visit.

The access approach to the site is via the Millennium Way which is a rough unsurfaced lane with natural vegetation along both sides. The site has intermittent trees, mostly on the lane-side of the stone wall and bushes. The installation of a fence behind the wall would introduce urban and stark treatment to this boundary which would be inappropriate. There is lower fencing alongside "Monks Walk" but this is closer to the A5 and not as out of keeping as fencing would be as proposed here. None of the other houses in landscaped grounds, which this is supposed to complement have such fencing.

The roofing is to be in concrete tiles: such a designated area and prominent location demands a better quality material.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 29.11.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of a dwelling as shown in drawings 5091/1, -/2, -/3 and -/4 all received on 4th October, 2005 except insofar as the fencing which is shown on drawing 5091/4 shows the erection of new fencing along the boundary with the public footpath: this fencing is expressly excluded from this permission.

Note: the fencing would introduce an urban and discordant feature along what is presently an otherwise naturally bounded public footpath. The boundary should be formed by new and reinforced planting not solid walling or fencing as proposed.

C 3.

The proposed roofing must be finished in natural slate or a high quality imitation thereof, a sample of which must be approved by the Planning Authority prior to commencement of works.

Note: the property is to be built in an area of Low Density Housing where development should be of a high quality: concrete roof tiles as are shown on the drawings are not considered to be appropriate in such a location and so close to the footpath.

N 1.

For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.

N 2.

The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

Decision Made : ... Committee Meeting Date : ...