DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/00830/B Applicant: Mr & Mrs Thomas Quinn Proposal: Alterations and erection of a front porch extension Site Address: Primrose Lodge Slieau Lewaigue Lewaigue Ramsey Isle Of Man IM7 1BH Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.09.2021 _________________________________________________________________

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.

• C 2. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the mouldings have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason. The proposal complies with Housing Policy 15 and in turn Policy 8 of Planning Circular 3/91

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 22nd July 2021:

• o Drawing No.JTM2111-P-01
• o Drawing No.JTM2111-P-02
• o Drawing No.JTM2111-P-03
• o Drawing No.JTM2111-P-04

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Primrose Lodge, Slieau Lewaigue, Ramsey which is a new build property situated to the West of the A2, South of "Rest and Be Thankful" and North of the entrance to School House Road. - 1.2 The site comprises of a two storey dwelling and a two storey traditional Manx stone barn which has been converted. THE PROPOSAL

2.1 The current planning application seeks approval to for the installation of decorative mouldings to the windows of the front elevation of the property and the erection of a portico. PLANNING HISTORY - 3.1 PA19/00863/B and PA15/00730/B are the most relevant by being the applications for the replacement dwelling on the site. PLANNING POLICY - 4.1 The site lies within an area zoned as an "Area of Private Woodland or Parkland and an Area of High Landscape or Coastal Value and Scenic Significance." on the 1982 Development Plan, North Map. The site is not within a Conservation Area nor a Flood Risk Zone.

4.2 In the first instance the most relevant policy for the proposal is Policy 8 of Planning Circular 3/91, Guide to the Design of Residential Development in the Countryside, which states, "The more fashionable features of the 19th Century found in the isolated larger house, form a visual image which is established and familiar in the Manx Countryside. These features, given sensitive and restrained application, could, with advantage, be used in certain circumstances today. They should, however, be limited to the larger house standing in its own grounds."

4.2 In terms of the Isle of Man Strategic Plan 2016, paragraph 8.12.2 states, "As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside." With that in mind the key policy for this application is Housing Policy 15, which states (in full), The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." - 4.3 There are a number of other relevant policies within the Isle of Man Strategic Plan 2016, as summarised below.

• - General Policy 2 sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation including design (respects the site and surroundings in terms of the siting, layout, scale, form, design

• and landscaping of buildings and the spaces around them), wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety.
• - General Policy 3 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exception, which do not include the extension of existing dwellings.
• - Environment Policy 1 seeks to prevent development which would adversely affect the site other than in exceptional circumstances.
• - Environment Policy 2 seeks to prevent development within an Area of High Landscape or Coastal Value and Scenic Significance from harming the character and quality of the landscape. REPRESENTATIONS

5.1 Highway Services have considered the application and state, "No Highways Interest." (11.08.21)

5.2 Garff Commissioners have considered the application and state, "Some members felt that the additional detailing would tend to give this rural dwelling a more 'urban' character. The consensus, however, was that the changes were minor and therefor there are no objections from the Board." (6.09.21)

ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:

• character and appearance

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 When looking at the proposed character and appearance of the property and whether the proposed decorative mouldings and portico comply with Policy 8 of Planning Circular 3/91 and Housing Policy 15, it's relevant to note that "Primrose Lodge" is a property which is isolated to the West of the A2. This can be seen by the closest neighbouring property which is "Rest and be Thankful," situated over 150m to the North. The property can also be seen as within it's own grounds, even if the property is relatively close to the highway by being 11m away and very open to the public vantage point.
• 6.2.2 The proposed decorative moulding and portico will assist the property in being more visual appealing from the main vantage point of which this will be especially more apparent due to how open the site is and the topography of the land which lends the property to being higher than the main road, which in turn gives the property an elevated appearance. CONCLUSION

7.1 The proposed decorative moulding is in keeping with a large property within its own grounds which "Primrose Lodge" is, whilst it's a modern build the property retains many of the traditional features which would be expected of a traditional property in the countryside. The proposed decorative moulding will assist the property in being more visual appealing from the main public vantage point and as such the application is recommended approval. 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 a Principal Planner 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: 21.09.2021 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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