**Document:** Officer Planning Report Recommendation **Application:** 09/00870/R — Erection of retaining wall, railings, steps and extension of courtyard **Decision:** Permitted **Decision Date:** 2009-08-14 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63232-lezayre-dreemskerry-farm-extension/documents/1378501 --- # Officer Planning Report Recommendation **Application No.:** 09/00870/R **Applicant:** Mr Chris \& Mrs Donna Bell **Proposal:** Erection of retaining wall, railings, steps and extension of courtyard **Site Address:** Dreemskerry Farm Dreemskerry Ramsey Isle Of Man IM7 1BF ### Considerations Case Officer : Mr Gary Barr **Expected Decision Level:** Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: do not oppose. Consultee : Maughold Commissioners Notes: Comments received ### Officer's Report ### The Site The application site represents the curtilage of an existing property at Dreemskerry Farm in Dreemskerry which is a large two storey detached traditional farmhouse with significant area of land surrounding it; with the Manx Electric Railway bordering the site to the north east. ### The Proposal This retrospective planning application is seeking approval for amendments to previously approved PA 07/02192/B. The alterations consist of extending the existing courtyard to the south east, together with associated retaining wall, railings, steps and landscaping. ### Planning Status In terms of land use planning, the application site is not designated for any site specific purpose and, as such constitutes 'white land' on the 1982 Development Plan Order. Under that plan the application site is also located within a wider area of land that is designated as having high landscape or coastal value and scenic significance. Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant - 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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". **Environment Policy 36 states:** "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area". **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)". ## **PLANNING HISTORY** The following previous planning applications should be considered in the assessment and determination of this application: - PA 07/02192/B – Alterations, erection of a replacement dwelling, conversion of existing barns into living accommodation and erection of a detached garage – Permitted - PA 08/00732/B – Erection of timber barn – Refused at Appeal **REPRESENTATIONS** The Department of Transport Highways Division do not oppose the development. Maughold Commissioners have objected to this retrospective planning application. The key points are: - They are concerned the character of the traditional farmstead is being compromised - The property is highly visible from much of the Maughold Conservation area and should be protected against inappropriate development - The retaining wall has greatly increased the impact of the property on the surrounding landscape - Detracts from the general amenity of the countryside - It has not been sensitively integrated into the landscape **ASSESSMENT** The extended courtyard and its associated alterations respect the site and surroundings in terms of the scale, form, and design. The proposal is appropriately scaled to fit comfortably within the forecourt of the application site and would be in-keeping with the grand scale of the Farmstead. The dwelling is essentially traditional in form and the retaining wall is an extension of this existing form, through the design and use of matching materials. The courtyard is an attractive form of development, with similar characteristics to that of the Farmstead which is viewed as an acceptable addition to the re-development of the application site. 3 August 2009 09/00870/R The concerns from Maughold Commissioners regarding the affect of the proposal on the locality have been taking into account in the assessment of the proposal. The extension of the courtyard can only be viewed from the east and from the Maughold Conservation Area, which is approximately 400m away (at a minimum). It is considered that on balance this is sufficient distance as not to have a detrimental impact on the important views out of the Conservation Area or from sections of Raad Ny Foillan Coastal Path or Maughold Head, to any unacceptable degree. The existing hedge line (which separates the residential curtilage and the railway line to the east) screens the majority of the property from the Manx Railway Line and it is considered that the applicant has planted ample vegetation (evergreen shrubs - along the eastern boundary of the development) which would mitigate the views from the east. These measures would sympathetically reduce the impact of the proposal and sensitively integrate it into the surrounding countryside. **RECOMMENDATION** For these reasons the proposal is considered acceptable and it is recommended that this retrospective planning application be permitted. **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of Transport Highways Division - Maughold Commissioners **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 28.07.2009 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - **C: Conditions for approval** - **N: Notes attached to conditions** - **R: Reasons for refusal** - **O: Notes attached to refusals** ## **C 1.** The development hereby permitted shall commence before the expiration of four years from the date of this notice. ## **C 2.** This approval relates to the submitted Drawing 581/035 received on 18th May, 2009 and Drawing 581/036 REV A received on 27th July, 2009. C 3. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : Committee Meeting Date : Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *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/63232-lezayre-dreemskerry-farm-extension/documents/1378501*