Officer Planning Report

Application No.: 09/01398/B Applicant: Mr & Mrs John Cook Proposal: Render work to dwelling and installation of a replacement vehicle entrance gate Site Address: - Rhianfa - Ballafayle - Ramsey - Isle Of Man - IM7 1ED ### Considerations Case Officer: Ms Henrietta Hopkins Photo Taken: 07.10.2009 Site Visit: 07.10.2009 Expected Decision Level: Senior Planning Officer ### Written Representations - Glebe Cottage Kirk Maughold Isle Of Man IM7 1AS - Interest expressed ### Consultations Consultee: Highways Division Notes: Consultee: Maughold Commissioners Notes:** No concerns

Officer's Report

The Site

The application site represents the curtilage of Rhianfa, a single storey detached bungalow located off the A15.

The Proposal

This application seeks approval to render the stone property to the north, south, and west elevation using sand and cement to provide exterior quality paint, and to create a new vehicular entrance gate where the existing gate lies. The property was already rendered to the font of the property (east elevation).

Planning Status

The application site is located within an area of 'High Landscape or Coastal Value and Scenic Significance' in the Isle of Man Development Plan 1982. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the assessment of this current planning application - General Policy 2 and Environment Policy 2.

General Policy 2 states the following:

"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."

Paragraph 8.12.1 is also considered relevant:

"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

Environment Policy 2 states the following:

"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 of development is essential." PLANNING HISTORY The property has had a previous planning application submitted which is considered to be relevant to this proposal: 09/01327/B - Erection of extension to dwellinghouse - Permitted (18/09/09)

ASSESSMENT

The application site is located within an area of 'High Landscape or Coastal Value and Scenic Significance' under the Isle of Man Development Plan 1982. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. Environment Policy 2, General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007).

8 October 2009

09/01398/B

Having assessed the proposed development against the above it is concluded that the proposal is acceptable. Other properties within the immediate vicinity are rendered and it is therefore considered that the proposed rendered building will not be out of character with the surrounding area or have a detrimental impact on the existing property. Furthermore the property cannot be seen from the public highway due to the change in topography and the high hedge to the west of the existing property. With regards to the letter of objection received from the occupier of Glebe Cottage which states that the proposal would be contrary to policy which encourages the use of local stones; Circular 3/91 'Guide to the Design of Residential Development in the Countryside' states that external finishes to walls should either be "stone, white painted render, or occasionally natural stone chip faced render." Although the proposed render will not be white but a pale yellow colour, it is considered that this is acceptable given that the adjacent property to the east is also of a similar colour.

It is judged that the proposed gate, by reason of its scale (measuring 2 metres in height), design and siting, where it will be located in the same position as the existing gate, is acceptable. The proposed development will not cause any traffic implications as the gate will be positioned where the existing gate is and will use the same timber framed gate posts. There is no proposed new access as part of this application that the Commissioners have queried; the proposal is purely for the property to be rendered and a new access gate where the existing gate is situated.

Representations

Maughold Parish Commissioners have no concerns with the proposal. The occupiers of Glebe Cottage have objected to the proposed development on the grounds that rendering over good existing stonework is against policy which has been to encourage the use of local stone.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Maughold Parish Commissioners Dit Highangs

Recommendation

Recommended Decision: Permitted Date of Recommendation: 08.10.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 approval relates to the submitted Drawing Nos. 1.7168-001-00 and 17168-101-00 received on 20th August, 2009.

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