DEC Officer Report

Application No.: 19/00310/B Applicant: Mr Jasneet Singh Proposal: Alterations, erection of two storey extension and creation of a first floor Site Address: Niaara Ballamenagh Road Baldrine Isle of Man IM4 6AL Planning Officer: Mr Owen Gore Photo Taken: 17.04.2019 Site Visit: 17.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.06.2019 _________________________________________________________________

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.

Plans/Drawings/Information This planning permission relates to the following plans and documents: Covering Letter/Planning Statement

• Drawing No.5/3042/1 - Plan as Existing
• Drawing No.5/3042/2 (A) - Plan as Proposed Drawing No.5/3042/4 (B) - Plan as Proposed

• Drawing No.5/3042/6 - Location Plan Date-stamped as having been received 18 March 2019
• Drawing No.5/3042/7 (A) - Site Plan Date-stamped as having been received 01 May 2019 _______________________________________________________________

Interested Person Status – Additional Persons None

Officer’s Report

1.0 SITE - 1.1 The application property is a large, non-traditional bungalow dwelling, within a significant plot, behind Ballamenagh Beg House and the associated Ballamenagh Beg Farm. The site is accessed by a long winding access to the south east of the site off of Ballamenagh Road.

2.0 PROPOSAL - 2.1 The proposal is for the creation of a first floor and the erection of a two storey side extension on the south west elevation and a

3.0 PLANNING POLICY Local Area Plan - Laxey and Lonan Local Plan 2005 Site Designation - 'Open Space/Agricultural Use' The following policies are particularly relevant to this proposal:-

Isle of Man Strategic Plan 2016 General Policy 2 (GP2) - Development within land-use zones; Environment Policy 2 - Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's); Housing Policy 16 (HP16) - The extension of non-traditional dwellings;

- 4.0 PLANNING HISTORY

• o 10/00224/B - Creation of vehicular entrance and access road - APPROVED
• o 97/01961/B - Erection of dwelling with garage, plot of land to the rear of farm building complex at Ballamenaugh Beg Farm, Baldrine, Lonan - APPROVED
• o 97/00514/A - Approval in principle for erection of 2 bedroomed bungalow and access road in small walled field at rear of farm complex, Ballamenaugh Beg Farm, Baldrine, Lonan REFUSED

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. Garff Commissioners

• o '…In these circumstances the Commission resolved to defer recommendation to the expertise of the Planning Officer and Planning Committee' (dated 06 April 2019)
• o No Objection (dated 22 May 2019) Department of Infrastructure (DOI) Highways Division
• o Oppose; The comments continue: 'Highways Services opposes the application due to a lack of information of the development impact on site parking' (dated 26 April 2019) Neighbours' views
• o No comments received

6.0 ASSESSMENT Character and appearance

6.1 The application property is a large, non-traditional, bungalow dwelling; the site history suggests that the property was built in the early 2000's as an agricultural workers dwelling. The proposal will double the current floor space by creating a first floor and extending to the side. Housing Policy 16 states 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'
• 6.2 Views of the application property are very limited from the public highway, due to its location behind the neighbouring farm buildings. The increase in size is significant, however not unreasonable for a large dwelling in the countryside and the materials will be traditional style, mostly matching in with the existing dwelling, with modern cedar cladding used relatively sparsely.
• 6.3 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with GP2. Impact on neighbours

6.2 There will be an additional window created on the north east elevation that faces the agricultural buildings associated with Ballamenagh Beg Farm; however due to the neighbouring property being on a higher ground level, the proposed window will face a blank stone wall. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with GP2. Parking and highway safety - 6.3 On-site parking provision is adequate and complies with the standards set out in the Appendix 7 - Parking Standards. The proposal is therefore in accordance with GP2.

- 7.0 CONCLUSION

7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. - 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 : 13.06.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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