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Application No.: 10/01193/B Applicant: Mr Neil Hodgson Proposal: Erection of a dwelling to replace existing outbuildings Site Address: Site Adjacent To Drumain Farm Ballaragh Laxey Isle Of Man ### Considerations Case Officer : Mr A Holmes Site Visit: 16.08.2010 Expected Decision Level: Senior Planning Officer ### Written Representations Glebe Cottage Kirk Maughold Isle Of Man Interest expressed 33 Ballaquark Douglas Isle Of Man IM2 2EY Interest expressed ### Consultations Consultee : Manx Electricity Authority Notes : Interest expressed Consultee : Highways Division Notes : Do not Oppose Consultee : Lonan Parish Commissioners Notes : Approved.
The application site comprises a parcel of land currently within the curtilage of a dwelling located on the western side of Ballaragh Road in Lonan.
The proposed development comprises the erection of a dwelling on the application site.
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:
Planning application 09/00541/A sought planning approval in principle to convert store/outbuilding into a dwelling and removal of remaining outbuildings. This previous planning application was approved on the 11th September 2009.
Lonan Parish Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. The Manx Electricity Authority express an interest in the planning application. 5 October 2010 10/01193/B Page 1 of 4
The owners and/or occupants of Glebe Cottage, which is located significant distance from the application site in Maughold, express an interest in the planning application and object to the proposed development.
The owners and/or occupants of 33 Ballaquark, which is located significant distance from the application site in Douglas, express an interest in the planning application and object to the proposed development.
In terms of local plan policy, the application site is part designated as being within a wider area of land in predominantly residential use and part designated as being within a wider area of open space/agricultural use, with the whole site is located within a wider area of land that is designated as being of high landscape value and scenic significance, under the Laxey and Lonan Area Plan Order 2005. There are two policies within the local plan that are considered specifically relevant to the assessment of the planning application.
Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
Policy L/OSNC/PR/1 states: "There will be a general presumption against development in areas designated as open space or open space for particular purposes."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application.
General Policy 2 states: "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:
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
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:
Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
The planning application seeks planning approval for the erection of a dwelling on the application site. The proposed dwelling replaces a number of existing outbuildings considered to be of poor quality and visually unattractive. Access to the dwelling is via an existing access onto the application site.
In terms of the principle of development as stated earlier in this report the application site is part within land designated as predominantly residential use and part designated within land designated as open space/agricultural use. In simple terms the basic acceptability of the residential development of these two different land use designations could be said to oppose each other. The basic principle of residential development within a predominantly residential area is generally acceptable whereas there is a presumption against residential development within open space. It is therefore necessary to consider this specific situation and come to a pragmatic decision in terms of the acceptance of the principle of residential development. In this instance the site of the proposed dwelling is within the area of land that is designated as predominantly residential use, with the access and general landscaping within the area of land designated as open space/agricultural use. In addition to this the proposed dwelling is sited on existing built development (i.e. existing outbuildings). It is therefore considered that the pragmatic approach would be to conclude that the principle of residential development is acceptable.
With the principle of development accepted it remains necessary to examine the site specific impacts of the proposed development. To do this it is appropriate to look at the impact on public amenity, the impact on private amenity and the impact on highway safety.
The impact on public amenity primarily relates to the visual appearance of the proposed development within the area. In this respect it can be seen that the design of the proposed dwelling is unashamedly contemporary, utilising a mix of modern materials and style. The existing dwellings within the surrounding area are of various designs, ranging from traditional farmhouse type design to more modern type design. Given this variety and the fact that there is no provision within planning policy to specify the exact style of design within areas of predominantly residential use there is no fundamental reason why a contemporary design style cannot be used. The proposed dwelling is considered to be an attractive design that has been specifically designed for the site, with its general orientation aimed towards views to the south and southeast. The proposed dwelling has a lower ridge height than the adjacent existing dwelling (Drumain Farmhouse) and should read against the general residential development found along Ballaragh Road. It is also possible to make a case that the proposed development would tidy up a parcel of land that contains a number of unattractive outbuildings and is in a general state that is detrimental to the amenity of the area.
In terms of impact on private amenity it is considered that the combination of positioning, orientation, distance, topography and screening are such that the proposed development should not unduly harm the private residential amenity of existing property within the surrounding area.
As regards impact on highway safety it can be seen that the proposed development utilises an existing access onto the application site from the highway and that there is an appropriate level of on-site car parking provided with the proposal.
On the basis of the above it is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Lonan Parish Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division; The Manx Electricty Authority; The owners and/or occupants of Glebe Cottage; and The owners and/or occupants of 33 Ballaquark.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 05.10.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 drawing no.s 10TS007-01-Sheet1, 10069001, 10069002, 10069003, 10069004 and 10069005 date stamped the 11th August 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
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