Planning Officer Report Recommendation

Planning Report And Recommendations {{table:526213}} ### Considerations {{table:526211}} ### Written Representations ### Consultations {{table:526212}}

Officer's Report

The Application Site

The application site is the residential curtilage of Rogers Cottage, Ballacrye Road, Ballaugh, which is located on the northern side of the Ballacrye Road (B9) and east of Ballaugh Village.

Within the curtilage of the site consists a single storey dormer bungalow and a single storey flat roofed outbuilding (store). The site is very well screened form the highway due to significant trees and hedges which surround the site boundaries.

Planning Policy

The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.

• Isle of Man Planning Scheme (Development Plan) Order 1982
• The Isle of Man Strategic Plan (20th June 2007) – General Policy 3 & Environment Policy 2

Planning History

Erection of a detached garage block with tourist / guest accommodation above - 07/00457/B – REFUSED on the following grounds:-

1. The proposed new garage block with tourist/guest accommodation over would be within a site which is not zoned for development and the proposal is contrary to both established general planning policy and local plan policy. Approval of the planning application which is tantamount to the creation of a new residential dwelling would set an undesirable precedent for further such inappropriate development in the countryside.

Conversion of attic to additional living accommodation, including the addition of dormer windows and roof lights - 02/01344/B - APPROVED

Construction of porch to rear elevation - 86/00298/B - APPROVED

Proposal

The application proposes the erection of detached garage and store. The garage would have a depth of 6.5 metres, a width of 9 metres and a ridge height of 4.8 metres.

Representations

Highways Division have no objection The Planning Authority has received no privately written representations objecting to the application.

Assessment / Recommendation

The following Polices need to be taken into consideration when considering this application. The Isle of Man Strategic Plan, General Policy 3 states:- Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9, and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously development land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

The Isle of Man Strategic Plan - Environment Policy 2 states:- The present system of landscape classification of Areas of High Landscape Value and Costal or 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 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

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

The proposal is more acceptable than the previous refused application, in that the garage would be a single storey in height with no accommodation within the roof height and therefore would not represent the creation of a dwelling within the countryside, as the previous application did.

The application site is very well screened from the main public highway, due to the substantially boundary treatment which surrounds the site (mature hedgerows and mature trees). Due to this, and because of the garages height the proposed garage would be very well screened and would therefore would not have a significant adverse visual impact to the detriment of the surrounding countryside.

For these reasons the proposal would be appropriate in this location and therefore it is recommended the application for an approval.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Ballaugh Parish Commissioners Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.05.2008

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 approval relates to the garage and store as proposed in the submitted documents and drawings 00514/1 and 259-02 all received on 12th March 2008.

C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. The roof(s) must be finished in dark natural slate.

C 5. The proposed garage and store may be used only in association with the main dwelling house "Rogers Cottage" and for purposes ancillary to the use of main dwelling house "Rogers Cottage" as a single dwelling.

I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)

Decision Made : Permitted Date : Signed : M. I. McCauley

Director of Planning and Building Control