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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/01464/B Applicant : Mr & Mrs Paul Taylor Proposal : Proposed alterations and extensions to dwelling to provide additional/improved living accommodation Site Address : Brackenthwaite Port Lewaigue Ramsey Isle Of Man IM7 1AG

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.01.2023 __

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 respects the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around and does not adversely affect the character of the surrounding landscape or townscape, contrary to General Policy 2 (b) & (c). Furthermore, it is considered that the extensions respect the proportion, form and appearance of the existing property complying with Housing Policy 15. The resulting development would not adversely affect the countryside there therefore comply with Environment Policy 1 of the Isle of Man Strategic Plan 2016. It is recommended that the application be approved.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 29.11.2022. __

Interested Person Status - Additional Persons

None. __

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Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site comprises the curtilage of Brackenthwaite, Port Lewaigue, Ramsey which is a single storey detached property located to the northern side of the A15 road (Maughold Road) and north of the MER railway line.

1.2 The existing dwelling has the appearance of an 1970's style bungalow with pebble dashed finish with concrete roof.

1.3 Whilst generally screened from the adjacent public highway (A15) given the mature landscaping along the road side boundary. The site sites within a relatively large plot.

2.0 THE PROPOSAL 2.1 The application seeks approval for alterations and extensions to dwelling to provide additional/improved living accommodation.

3.0 PLANNING HISTORY 3.1 There are no previous applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY 4.1 In terms of land use designation the application site is located within wider areas of land that are designated as Proposed Areas of Low Density Housing in Parkland under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.The site is not within a Conservation Area nor within a High Landscape or Coastal Value and Scenic Significance.

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 General Policy 2 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;

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(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (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."

4.6 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."

4.7 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."

4.8 Residential Design Guide 2021.

5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (14.12.2022).

6.0 ASSESSMENT 6.1 The principle issue to consider with this application is the potential visual impact of the works to the countryside setting/landscape.

Visual impact of the works 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 mid twenty centre, having hipped roofs and a variety of different windows sizes/styles, concrete titles and pebble dash finish.

6.3 General Policy 2 includes requirements that the development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Further, Housing Policy 16 indicates that 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.

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6.4 In this case the proposed work, are mainly changes to the roof materials, change in external finishes (painted render), installation of a hipped roof above existing flat roof garage, window fenestration, raised rear terrace and a front single storey extensions. All works are relatively modest which will improve the visual appearance of the property, while not increasing the impact of the building as viewed by the public.

7.0 CONCLUSION 7.1 Accordingly, the proposals respects the site and surroundings in terms of the siting, layout, scale, form, design of buildings and the spaces around and does not adversely the character of the surrounding landscape or townscape contrary to General Policy 2 (b) & (c). Furthermore, it is considered the extensions would respect the proportion, form and appearance of the existing property complying with Housing Policy 15. The resulting development would not adversely affect the countryside there therefore comply with Environment Policy 1 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; (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: 20.01.2023

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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