**Document:** DEC Officer Report
**Application:** 19/00564/B — Infill of existing porch including new window, and erection of detached garage
**Decision:** Permitted
**Decision Date:** 2019-06-27
**Parish:** Bride
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/28840-bride-ballaskilley-lhen-road-infill-porch/documents/1040176

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# DEC Officer Report

**Application No.:** 19/00564/B
**Applicant:** Mrs Lynsey Clague
**Proposal:** Infill of existing porch including new window, and erection of detached garage
**Site Address:** Ballaskilley Lhen Road Bride Isle of Man IM7 4BG Principal Planner: Mr Chris Balmer
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 24.06.2019 _________________________________________________________________

## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

- C 2. The garage hereby approved may be used only in association with the main dwelling house "Ballaskilley" and for purposes incidental to the use of main dwelling house "Ballaskilley" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 101 received on the 15th May 2019.

Reason: The garage has been approved on the basis as being used in connection with the residential property "Ballaskilley" and for no other use.

### Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 001, 002, 100 and 101 all received on 15th May 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

### Officer’s Report

1.0 THE SITE - 1.1 The site represents the curtilage of Ballaskilley, Lhen Road, Bride which is a two storey Manx traditional two storey farm house detached property. Also within the ownership of the applicant and to the north/rear of the dwelling are two Manx stone barns and Glen Truan Golf Course. The site is located to the northern side of the Coast Road (A10) which runs from Bride Village to Jurby. The site is to the northwest of Bride Village and it is approximately 1 mile from the centre of Bride Village.

2.0 PROPOSAL - 2.1 The proposal seeks approval for the infill of existing porch including new window to the rear elevation of the dwelling, and erection of detached garage to the east of the main dwelling house. - 2.2 The proposed garage would have a width of 9 metres a depth of 6.5 metres and a ridge height of 5.5 metres. The garage walls would be finished with painted render and a slate tiles all to match the existing dwelling.

## - 3.0 PLANNING STATUS

3.1 The site is not within an area covered by a Local Plan or Area Plan, and so the provisions of the Isle of Man Development Plan Order 1982 apply. The site is shown as within an area not designated for development and within an area of High Landscape Value and Scenic Significance on the Isle of Man Development Plan Order 1982. - 3.2 Due to the land use designation of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- - 3.3 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(1) 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."

3.4 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."

3.5 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."

3.6 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

## - 4.0 PLANNING HISTORY

4.1 The previous planning application is considered relevant in the assessment and determination of this application: - 4.2 Alterations and extension to Ballaskilley Farmhouse - 97/01348/B

## - 5.0 REPRESENTATIONS

5.1 Highway Services do not object (13.06.2019). - 6.0 ASSESSMENT

6.1 The main considerations are; the principle of the development for garaging and the potential visual impact upon the amenities of the countryside. Principle of the development for garaging

6.2 In relation to the principle the starting point is that the site lies in the countryside where development is restricted, in order to protect the countryside for its own sake. Whilst the policies in the Strategic Plan allows for some exceptions, the proposal does not fall within any of those categories. The Strategic Plan is silent on new development in the form of detached garages/extensions to garages/stores, however some extensions to garages/stores have been approved, in some instances, where the extension would not have an undue impact on the countryside or undermine the rural character of an area. - 6.3 Furthermore, the Permitted Development Order allows (subject to conditions) the erection of a double garage (6m x 6m); therefore there is a general acceptance to the principle of a garaging to properties within the countryside (i.e. land not designated). Potential visual impact upon the amenities of the countryside - 6.4 The proposed garage would be well screened from public views, namely from the Bride Road to the south, given the garage would site adjacent to the main dwelling house, which is within an wooded area, especially the boundaries to the east, south and west of the application site (edged with red line). Furthermore, the scale, proportion, finish and positing adjacent to the main dwelling house, would all ensure the garage would site subordinate to the main dwelling, which would still appear as the more prominent feature on the site. Finally, a garage of this size and design is not an uncommon feature within a residential curtilage of a dwelling within the countryside setting. - 6.5 The infill extension to the rear of the property would be a minor alteration which would not be apparent from public views, albeit it is consider in terms of design, would be beneficial and more appropriate form of development compared to the existing situation. Accordingly, given its design, size and position it is considered these works comply with HP15.

## - 7.0 CONCLUSION

7.1 For these reasons the proposal is considered to be appropriate in this location and comply with Environment Policy 1 & 2 & Housing Policy 15 of the IOM Strategic Plan and the application is therefore recommended for an approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

- (a) The applicant, or if there is one, the applicant's agent;
- (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
- (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
- (d) Highway Services Division of Department of Infrastructure and
- (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

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.

Decision Made : Permitted Date : 26.06.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

## 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.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/28840-bride-ballaskilley-lhen-road-infill-porch/documents/1040176*