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22/00245/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00245/B Applicant : Ms Zoe Guilford Proposal : Erect gate posts, gate and bin store. Site Address : Savannah Clay Head Road Baldrine Isle Of Man IM4 6DL
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.08.2022 __
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. This application is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval relates to the documents and drawing no. 2014_100, 2014_101 Rev A which have been received on 02th March 2022.
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Interested Person Status - Additional Persons
None __
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22/00245/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of Savannah, Clay Head Road, Baldrine, a detached dwelling, located on the north of Clay Head Road. The entrance of the site is at the south corner of the site.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a double aluminium gate and a timber bin storage near the entrance of the site.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 Part of the site is a Registered Tree Areas (ref: RA1002). The proposal is on the south boundary of the Registered Tree Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Developments 4.4 General Policy 2, which provides an overall requirement for all development, states: "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: (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; (g)
does not affect adversely the amenity of local residents or the character of the locality; (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."
Visual Design 4.5 Strategic Policy 3 and Environment Policy 42 focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
Safety and Security 4.6 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."
PPS and NPD 4.7 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.
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5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Therefore, it is considered that the Guide is materially relevant to this application.
5.2 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
5.3 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
6.0 REPRESENTATIONS 6.1 Garff Commissioners support to this application (23.03.2022). The comment states the proposal would improve the image of the area.
6.2 Highway Services does not oppose this application (22.02.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
6.3 DEFA Agriculture and Land Directive has no objection to this application (04.08.2022).
7.0 ASSESSMENT 7.1 The key considerations in the determination of this application are its impact on the character and street scene of the area and trees.
Character and Streetscene 7.2 The proposal is of modest nature and an improvement on the existing dilapidated entrance. Therefore, it is considered that there is a positive impact on the character and streetscene of the area.
Trees 7.3 It is considered that the erection of the bin storage would not have a negative on the Registered Tree Area.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and Paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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;
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(f) the local authority in whose district the land which 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.
9.2 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.
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 12.08.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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