DEC Officer Report

Application No.: 21/01163/B Applicant: Mrs Tricia Wait Proposal: Installation of two windows to North East elevation Site Address: Blubell House Braaid Farm Braaid Road Braaid Isle Of Man IM4 2AW Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.02.2022 _________________________________________________________________

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 application is deemed to be compliant with Housing Policy 15 of the IoM strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawings received on, 1st October 2021, referenced; PL-01 Existing and Proposed Site Plan Location Plan _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of Bluebell Farm House, Braaid Farm, Braaid Road. The site lies on the eastern side of the A26, to the north of the Braaid crossroads

2.0 THE PROPOSAL - 2.1 Proposed is the installation of two windows to the North East elevation of the dwelling house. The windows are aluminium framed with double glazing units to match the existing. The proposed windows are on the ground floor and would see their creation in this gable end of the building facing towards the fields. The windows would sit next to each other and would measure 1.1m x 2.1m and 550mm x 2.1m.

3.0 PLANNING POLICY The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as Open Space. It is not recognised as being of High Landscape Value and Scenic Significance. The site is not within a conservation rea or within an area of floor risk.

3.2 Whilst there is a presumption against development here as set out in General Policy 3 and Environment Policy 1, there is also Strategic Plan support for certain types of works and extension and alterations to existing residential properties in the countryside, notably that set out in Housing Policy 15.

3.4 Residential Design Guidance (2021) provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.0 PLANNING HISTORY

4.1 16/00262/B - Alterations and extensions to dwelling and provision of new entrance gates. Approved.

• 17/00770/B - Alterations, erection of extension and provision of new entrance gates. Approved.
• 18/00015/B - Erection of stable to replace existing building and formation of equestrian manege. Approved.

- 5.0 REPRESENTATIONS

5.1 Marown Commissioners commented (22.10.21) with no objection.

5.2 Highways Services do not object (No Highways Interest) 22.10.21 - 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development;

6.2 (i) Visual impact The proposed installation of two windows to the north east gable end would be at ground floor level and considered to be minor alterations and would only allow limited views from the side elevation from the Highway at the front (north). There are no immediate neighbours that would be inconvenienced or would be susceptible to any overlooking or loss of privacy. This aspect is deemed to be an acceptable form of development that is proportionate to the dwelling house without affecting the overall appearance and complies with Housing Policy 15. - 7.0 CONCLUSION

7.1 For the above reasons, it is concluded that the alterations to the windows would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.

- 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 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 : 15.02.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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