72624

==== PAGE 1 ====

                                      22/00442/B                                     Page  1  of  5

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00442/B Applicant : Mr & Mrs James & Laura Sayle Proposal : Extensions and alterations to existing dwelling to include replacement windows and doors and associated works Site Address : Ballacreg Dreemskerry Hill Dreemskerry Ramsey Isle Of Man IM7 1BE

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.11.2022 __

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.

C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

C 3. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

==== PAGE 2 ====

                                      22/00442/B                                     Page  2  of  5

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 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

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

11.04.2022 010

31.10.2022 015 REV A

__

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site comprises the curtilage of Ballacreg, Dreemskerry Hill Dreemskerry. The MER Railway line runs from southeast to north west of the property. The property is a large detached dwelling of a 1940's/50s design, which due to the falling topography of the site (located on a hillside) and the location in a woodland restricts any external views of the property. Substantial and mature roadside landscaping can also be found between the house and the road.

1.2 The existing property is detached two storey house with hipped roof finished in a cream painted render and is located in the middle of the site. There is a single storey garage/store extension to the side and a white upvc conservatory to the rear. The main house is apx 8m high and the side extension is 4m high.

1.3 Whilst generally screened from roads the immediately adjacent to the site given the topography of the land and the presence of mature vegetation along the nearby road sides means that any wider views of the property are restricted. The exception is from the opposite of the valley when viewed from Maughold Village which has distant views of the site which is clearly apparent.

2.0 THE PROPOSAL 2.1 The application seeks approval for extensions and alterations to existing dwelling to include replacement windows and doors and associated works.

2.2 The main works include; o Demolition of existing single storey garage and replaced with a new single storey garage with living accommodation within roof space; o Demolition of rear conservatory and replaced with a part rear/part side single storey extension; o A two storey extension to southeast gable end; o Alterations in fenestration throughout; and o Removal of three chimney stacks.

==== PAGE 3 ====

                                      22/00442/B                                     Page  3  of  5

3.0 PLANNING HISTORY 3.1 The previous applications is considered relevant in the determination of this application;

3.2 Variation of condition 1 of PA 16/00746/B, Alterations and erection of extension to dwelling, to extend period of permission for a further four years - 20/01086/B - APPROVED

3.3 Alterations and erection of extension to dwelling - 16/00746/B - APPROVED

4.0 PLANNING POLICY 4.1 The application site is not designated for development under the Area Plan for the East 2020. Accordingly, the site is not designated for development. 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 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and 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 classification which will introduce different categories of 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."

4.5 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 developed 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."

4.6 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."

==== PAGE 4 ====

                                      22/00442/B                                     Page  4  of  5

5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (01.11.2022); "Highways Development Control notes the amendments uploaded on 31 October 2022 and continues to not oppose this proposal. The Applicant is advised to consider installing an electric vehicle charging point."

5.2 Garff Commissioners do not object (21.11.2022); "These amended plans were noted and studied in detail; the general consensus being that the amended proposals were an improvement on the original proposals in terms of size, scope and the visual balance of the building. No objections."

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 i.e. Manx vernacular, having the proportion, form and appearance of a more modern property form the 1940/50's, having hipped roofs and a variety of different windows sizes/styles. The property has likely been altered over the years and has likely lost some of its architectural interest and now appears rather tired. However, overall it is considered to fall more under HP16. This policy states that; "generally be permitted where this would increase the impact of the building as viewed by the public".

6.3 Initially, there was concern with the design of the extensions projecting forward (north) and side elevations (east and west) and over height increase over the existing dwelling; all results in a significantly larger dwelling in terms of size, scale and especially mass; which would be clearly apparent from the publically viewable from a distance (Maughold Road - west of Maughold Village) and therefore be contrary to HP16 and Environment Policy 1 and 2.

6.4 Accordingly, amended plans have been submitted which scale back the proposed works significantly, with the main dwelling remains as is (albeit new finishes/fenestration) and with extensions which are more appropriate in scale and mass, and finishes in stone cladding which will reduce the appearance of them within the countryside/landscape setting when viewed from the distant views. Overall, it is considered the proposal would represent and overall improvement to the existing dwelling; while not increasing the impact of the building as viewed by the public and also not having an adversely affect the countryside or harm the character and quality of the landscape complying with EP 1 and 2.

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 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016. 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; (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;

==== PAGE 5 ====

                                      22/00442/B                                     Page  5  of  5

(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 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: 02.12.2022

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.