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Application No.: 20/00252/B Applicant: Mr & Mrs William And Robyn Duggan Proposal: Alterations and erection of single storey extension and garage to side elevation Site Address: Ballavell Farm Grenaby Road Ballasalla Isle Of Man IM9 3DP Planning Officer: Mr Paul Visigah Photo Taken: 19.03.2020 Site Visit: 19.03.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.04.2020 _________________________________________________________________
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. It is considered that the planning application accords with General Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.
This approval relates to the Location Plan, Site Plan, and the Existing and Proposed Plan date stamped as received on 3rd March 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is part of Ballavell Farm near Ballasalla, a medium sized dairy farm. The farm consists of a number of farm buildings within a compact area, ranging from older traditional stone barns to more modern framed constructions. This farm is based around 262 acres of which 70 are cultivated for cropping with the remainder grass. - 1.2 The proposed site area is completely screened from Grenaby Road, with an access about 250 long serving as the link between the application site and Grenaby Road. This road is lined by mature trees and sod banks which constrain views to the access, with only a distant view of the trees enclosing the site visible from Grenaby Road. - 1.3 The residential property on the site is a two storey Manx Cottage which has chimneys on both side gables. This building is finished in painted spar dash render and has roof made of grey slate tiles. The property has two entrance porches, each situated midway on both the front and rear elevations. At the rear and extending 7.3m from the side of the utility room is a garage which has a WC on the southern end and storage on the northern end. This monopitched garage with corrugated sheet/timber clad walls is 5.1m wide and 2.4m at the highest point. - 1.4 This property is completely enclosed by mature trees and a sod bank interspaced by hedges which rises form 1.6m to 1.8m around the dwelling. There is 1.6m Manx stone wall which serves as a boundary marker between the dwelling and other properties on the farm, and demarcates the parking area from the other hardstanding areas on the farm on the northern end of the dwelling. THE PROPOSAL
2.1 The current planning application seeks approval for alteration and erection of a single storey extension and garage to side elevation. - 2.2 The proposed works would include the following:
3.1 The application site has been the subject of four previous planning applications none of which is considered to be materially relevant in the assessment and determination of the current application. PLANNING POLICY - 4.1 The site is within an area that is not designated for a particular purpose on the Area Plan for the South (2013). It is also within an area of High Landscape or Coastal Value and Scenic Significance on the 1982 Development Plan Order, and Incised Inland Slopes on the Landscape Character Appraisal.
4.2 Due to the land use designation, General Policy 3 of the Isle of Man Strategic Plan 2016 applies. It lists exceptions to the rule for the restriction of development in the countryside, one of which is (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - 4.3 Other policies within the Isle of Man Strategic Plan which are relevant to the current application include: - 4.4 Environment Policy 1: 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 overriding 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.
4.5 Environment Policy 2: 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:
4.6 8.12.2 Extensions to properties in the countryside As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this. - 4.7 Housing Policy 15: 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
"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:
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'do not oppose' in the letter dated 19 March 2020.
5.2 There has been no written representation made regarding the current planning application by the Malew Commissioners at the time of writing this report, although they were consulted on 11 March 2020.
ASSESSMENT 6.1. The fundamental issues to consider in the assessment of the current application are the:
6.2 Impact of the development on the character and appearance of the property
will only be on the ground floor. Also, the proposed installation of a new windows and doors on the side elevation, as well as the new window on the front elevation is not judged to affect detrimentally the existing appearance of the main dwelling.
6.3 Impact on the amenities of the neighbours
6.3.1 With regard to the impact of the proposed works upon neighbouring amenity, it is considered that the proposal will not generate any adverse impacts on the surrounding neighbours. The closest property to the dwelling Elm Bank is within land owned by the applicant, at a distance over 50m from the proposed extensions, and sufficiently screened by the surrounding treeline and hedging along the boundary between the application site and this abutting dwelling. Moreover, other neighbouring dwellings on land not owned or controlled by the applicant are situated more than 200m from the application dwelling which diminishes any impacts that could result from the proposal. As such, it is not considered that the works would have any impact on the neighbouring amenity.
6.4 Overall, the extensions are judged to be acceptable and furthermore it is considered that the proposed works would appear incongruous within the wider locality not having any adverse impactor impact on neighbouring amenity.
RECOMMENDATION
7.1 For the reasons set out above, the planning application is deemed acceptable and as such is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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.
Decision Made : Permitted Date: 07.04.2020 Determining officer Signed : S CORLETT
Sarah Corlett Principal Planner
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