77933

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                                      22/00972/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00972/B Applicant : Miss Clare & Beth Harkin Proposal : Proposed alterations and extension to dwelling to create additional living accommodation, together with access alterations. Site Address : Ballagrest Bride Road Ramsey Isle Of Man IM7 4AB

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 13.09.2022 __

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. Overall, It is considered the proposal has no adverse impacts upon public or private amenities. Accordingly, the proposal also complies with EP1 & 2 and HP16 of the IOMSP.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 05.08.2022.

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Interested Person Status - Additional Persons

None __

Officer’s Report

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1.0 THE SITE 1.1 The application site represents the residential curtilage of Ballagrest, Bride Road, Lezayre, which is an existing detached dwelling in the countryside. The dwelling is a bungalow located within its own grounds just outside the north-eastern extremity of Ramsey town boundary.

1.2 The site is located on a headland with cliffs and a beach on the eastern side. The dwelling stands on its own in an area which is characterised by open fields. The site of the former Grand Island Hotel is located to the south of the site.

2.0 THE PROPOSAL 2.1 The application seeks approval for the proposed alterations and extension to dwelling to create additional living accommodation, together with access alterations.

3.0 PLANNING HISTORY 3.1 There has been a single previous planning application which is specifically considered relevant in the assessment and determination of this current application;

3.2 Erection of replacement sun lounge extension - 11/01235/B - APPROVED

3.3 Enlargement and improvement to existing external courtyard - 15/01285/B - APPROVED

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is located within an area designated as Area of High Landscape or Coastal Value and Scenic Significance that is not designated for development on the Isle of Man Development Plan Order 1982.

4.2 The relevant planning policies from the Isle of Man Strategic Plan 2016 are Environment Policy 2 and Housing Policy 16.

4.3 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."

4.4 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."

5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 24.08.2022) commenting; "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking"

5.2 Lezayre Parish Commissioners have no objection (received on 09.09.2022).

6.0 ASSESSMENT 6.1 The site is a non-traditional dwelling lying within an area designated as High Landscape or Coastal Value and Scenic Significance in the 1982 Development Order. Due to this land use zoning, the proposal is constrained by Environment Policy 2 and Housing Policy 16.

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6.2 Environment Policy 2 stipulates that within Areas of High Landscape or Coastal Value and Scenic Significance, the protection of the character of the landscape is the most important consideration, unless it can be shown that the development would not harm the character of the landscape, or that the location for the development is essential. The proposal would be a modest additional in relation to the existing dwelling which is substantial in size. The extension located to the side of the dwelling would also not be prominent features. The main dwelling being set back from the road and below road level and given existing sod banks along the roadside and west boundary of the site. Accordingly, it is considered the proposal would not harm the character of the landscape.

6.3 As stated in Housing Policy 16, where a dwelling already exists in the countryside it is important that when altered or extended, the property does not detract from the amenities of the countryside. Extensions which would increase the impact of non-traditional properties as viewed by the public will generally not be permitted. The proposal again is considered not to detract from the amenities of the countryside.

7.0 CONCLUSION 7.1 Overall, It is considered the proposal has no adverse impacts upon public or private amenities. Accordingly, the proposal also complies with EP1 & 2 and HP16 of the IOMSP. The application is recommended for an 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 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: 15.09.2022

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

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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.