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22/00688/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00688/B Applicant : Ms Louise Sales Proposal : Installation of a pitched roof dormer to rear bathroom with associated works. Site Address : The Coote Ballnahowe Road Ballnahowe Port Erin Isle Of Man IM9 6JF
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.07.2022 __
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 proposal is considered to comply with Housing Policy 15 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 30th May 2022; o Drawing No. 01 Rev A o Drawing No. 02 Rev A __
Interested Person Status - Additional Persons
None __
Officer’s Report
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22/00688/B Page 2 of 4
THE APPLICATION SITE 1.1 The application site is within the curtilage of The Coote, Ballanhowe Road, Ballanhowe, Port Erin which is a traditional two storey cottage situated to the West of Mull Road.
1.2 Due to the topography of the site and the surrounding area, views of the whole property can be seen from the main road.
THE PROPOSAL 2.1 The current planning application seeks approval for the installation of a pitched roof dormer to first floor level measuring approximately 2.5m wide, with an approximate overall height of 2.2m. The depth of the dormer measures from approximately 2.3m to 4.3m at its highest point.
2.2 The materials are to match the existing.
PLANNING HISTORY 3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "not for development" on the Area Plan for the South, Map 7 - Port Erin/Port St Mary. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 With regards to the proposed extension as the property is mostly traditional in its form, Housing Policy 15 which seeks that extensions or alterations to traditional styled properties must respect the form and appearance of the existing property, followed by Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance and Environment Policy 1 which seeks that the countryside is protected for its own sake.
4.3 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (23.06.22)
5.3 No comments have been received from Port Erin Commissioners at the time of writing this report.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. However, Housing Policy 15 and its supporting text clearly allow for residential extensions in the countryside where they respect the form and appearance of the existing property.
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22/00688/B Page 3 of 4
6.2.2 The property due to its location is in a very open part of the countryside with views being awarded of the whole property, as such it is necessary to make sure that any impact of the proposed works on the overall streetscene is minimal and that the works respects the existing dwelling.
6.2.3 When looking at the main impact upon the surrounding area of the proposal would be from the North East and South West elevation, when driving along the main road.
6.2.4 Therefore, on balance, it is considered that the proposal complies with Housing Policy 15. It is however necessary to consider the detail of the design and whether there would be an impact on the environment/ highway.
6.3 DETAIL OF DESIGN 6.3.1 The proposed dormer is acceptable in its form and design by being a subordinate suitable dormer for the property without distracting from the traditional elements currently in place and as such complies with Housing Policy 15 of the Isle of Man Strategic Plan 2016.
6.5 NEIGHBOURING AMENITY
6.5.1 With regards to neighbouring amenity the proposal is surrounded by countryside of which the nearest property is situated to the North East of the application site and as such is not impacted by the works.
6.4 OTHER MATTERS 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with Housing Policy 15 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 __
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22/00688/B Page 4 of 4
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 : 18.07.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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