Officer Planning Report Recommendation

Planning Report And Recommendations {{table:442613}} ### The Site The site represents the residential curtilage of an existing dwelling, Bankfield Bungalow which sits towards the southern end of the Ballamodha Straight (A3) to the north of the Ballabaygawne Road (A34) and to the south of the access to Cly ny Mona. The site is approximately 0.9 ha (2.2 acres) in area and accommodates a dwelling - Bankfield Bungalow and a garage with accommodation above alongside. The bungalow is long and modern in appearance and character. ### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land" that is, not designated for development. On the draft Southern Area Plan published on 23rd October, 2009 the site lies within an area of Incised Slopes where the following is included in the draft Written Statement: "Incised Slopes – Ballamodha – Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact." The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states: "4.5 Type D: Incised Slopes The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:- - Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type; - The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape; - Approach routes, key views, and gateways to settlements within these landscapes should be enhanced; - Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided; - The use of local vernacular building styles and materials should be encouraged; - New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged; - Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors; - Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast; - Care should be taken to avoid the suburbanisation of river valleys and stream corridors; - Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided." ## Planning History PA 95/00101/B - Construction of garage and replacement sun lounge, Bankfield Cottage, Ballamodha, Malew. Status - Permitted PA 02/00911/B - Erection of garage and extension to garden walling, Status - Permitted Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to Drawing No: SK002 Rev A, SK003 Rev B and SK001 (date stamped 18th October 2002). 3. The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish. 4. The garage may be used for purposes incidental to the enjoyment of the dwelling house. PA 07/00583/B - Demolition of existing cottage and erection of garaging with self accommodation above Status - Permitted Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This permission relates to the demolition of the existing cottage and its replacement with a new garage with living accommodation above as shown in drawings reference 1552/06/01, -/03 and -/04 all received on 26th March, 2007. 3. The new accommodation must be occupied as such ancillary to that available in the main house and not be let or sold of separately. PA 07/00584/B - Erection of extensions Status - Permitted Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This permission relates to the alterations and extensions to the existing bungalow as shown and described in drawings reference 01, 02 and 04 all received on 26th March, 2007. PA 07/01273/B - Alterations and erection of extensions Status - Permitted Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This permission relates to the alterations and extensions shown in drawings 1552/06/01, -02, 2B and -04 all received on 6th July, 2007. ## The Proposal Proposed now is the addition of a small extension at right angles to the main ridge and slightly lower than this. The extension will be on the rear elevation facing towards open agricultural land. ### Representations Department of Transport Highways and Traffic Division and Malew Parish Commissioners indicate that they do not oppose the application. ### Assessment The property is a modern one and as such, any alteration or extension should be considered on the basis of Housing Policy 16 which 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". In this case, the extension will not be visible by the public and as such, complies with the provisions of this policy and is considered acceptable. The extension is lower than the main ridge and will help break up visually what is otherwise a very long frontage. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. ## Recommended Decision: Permitted Date of Recommendation: 05.03.2010

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 permission relates to the alterations and extension as shown in drawing 10/05/01 and 10/05/02 both received on 1st February, 2010.

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I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made: Permitted Date: ............................... Signed: ............................... Senior Planning Officer