DEC Officer Report

Application No.: 23/01456/B Applicant: Mrs Louise Bailey Proposal: Installation of entrance door and two sidelights to existing open- fronted porch Site Address: Ballaholly Bungalow Jurby West Isle Of Man IM7 3AS Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.01.2024

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 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.

In this case the proposed work, are minor works essentially infilling the existing part open porch. The door and side windows proposed are appropriate forms of development and are unobjectionable complying with General Policy 2 and Housing Policy 16. Further it is also considered the proposals would have not harm the character and quality of the landscape complying with Environment Policy 1 and 2 of the Isle of Man Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 12.01.2024. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is "Ballaholly Bungalow", Jurby West, Jurby. It is detached bungalow of modest size and appearance set in spacious garden. Access is from the road to the east from which the bungalow is set back. The site is situated in open countryside which is characterised by isolated properties and small pockets of development. The nearest neighbour is Ballaholly Farm to the north west.

2.0 THE PROPOSAL - 2.1 The application seeks approval for installation of entrance door and two sidelights to existing open-fronted porch.

3.0 PLANNING HISTORY - 3.1 There are no previous applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 The application site is designated under the IOM Development Plan Order 1982 as an area of High Landscape or Coastal Value and Scenic Significance therefore not designated for development. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application; - 4.3 Environment Policy 1 states: "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 over-riding 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." - 4.4 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: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." - 4.5 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;

• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.6 Housing Policy 16 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."

5.0 REPRESENTATIONS - 5.1 Highway Services comment (22.12.2023) they have no highway interest.

6.0 ASSESSMENT - 6.1 The principle issue to consider with this application is the potential visual impact of the works to the countryside setting/landscape Visual impact of the works - 6.2 The starting point is perhaps to consider Housing Policy 16 given the property is of a non-traditional dwelling i.e. Manx vernacular, having the proportion, form and appearance of a more modern property from the mid to late twenty century, pitched roofed, concrete tiles and spar dash external finishes. - 6.3 General Policy 2 includes requirements that the development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Further, Housing Policy 16 indicates that the extension of nontraditional 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. - 6.4 The proposed front door and side windows raise no concerns and would be in keeping with the existing property.

7.0 CONCLUSION - 7.1 In this case the proposed work, are minor works essentially infilling the existing part open porch. The door and side windows proposed are appropriate forms of development and are unobjectionable complying with General Policy 2 and Housing Policy 16. Further it is also considered the proposals would have not harm the character and quality of the landscape complying with Environment Policy 1 and 2 of the Isle of Man Strategic Plan. - 7.2 It is recommended that the application be approved

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;

• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 24.01.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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