Officer Planning Report Recommendation

Application No.: 10/00809/B Applicant: Mr \& Mrs Andrew Beeman Proposal: Erection of a garage extension to replace existing carport Site Address: Thie Vane Foxdale Road Ballasalla Isle Of Man IM9 3DR ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Malew Parish Commissioners Notes: Do not object

Officer's Report

The Site

The site represents the curtilage of an existing dwelling, Thie Vane, situated on the south western corner of the A3 Foxdale Road where is joins the B41 Grenaby Road. The dwelling is a modern dormer bungalow with an access off the Grenaby Road with an attached flat roofed car port and integral garage.

Planning Status

The site lies within an area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. On the draft Southern Area Plan which was published on 23rd October, 2009 the site is within an area of Incised Slopes where the following advice is given:

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:

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

The following applications have been submitted in respect of this site: PA 86/1346 - alterations and extensions, - permitted PA 89/1340 - creation of vehicular access and boundary wall - permitted PA 97/1824 - installation of rooflight - permitted

The Proposal

Proposed now is the replacement of the car port with a new structure which will accommodate a garage which will accommodate a small car at the rear and a full sized vehicle in front. The building will have a pitched roof compared with the existing flat roof and approximately 12 sq. m of additional floor space.

Representations

Malew Parish Commissioners and Highways and Traffic Division indicate that they do not oppose the application.

Assessment

The proposal should be considered in respect 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 proposed development will result in a very small amount of additional floor space but the appearance of the property will be significantly improved as a result and as such the proposal is considered to be acceptable.

PARTY STATUS

The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

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Recommendation Recommended Decision: Permitted Date of Recommendation: 02.07.2010

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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

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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 shown in drawings reference WL/10/1158/1, WL/10/1158/2, WL/10/1158/3 and WL/10/1158/4 all received on 1st June, 2010.

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I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : ............................... Signed : ............................... Senior Planning Officer

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2 July 2010

10/00809/B