DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/00229/B Applicant: Mr Jimmy Callow Proposal: Proposed modern single storey dwelling and associated parking Site Address: Field 134001 Bride Road Ramsey Isle Of Man Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 14.04.2022 _________________________________________________________________ R : Reasons for Refusal O : Notes attached to reasons Reasons for Refusal R .1 The proposed dwelling is in the countryside on land not allocated for development. The proposal is considered to fail to comply with General Policy 3, Environment Policy 1, Environment Policy 2 and Housing Policy 8 the Strategic Plan.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of Field 134001, Bride Road.

2.0 THE PROPOSAL - 2.1 The proposed is the erection of a single storey dwelling with new access.

3.0 PLANNING HISTORY - 3.1 There is no pervious application considered materially relevant to this application.

- 4.0 PLANNING POLICY

• Site Specific
• 4.1 The site is not within an area with specific land use designation in the 1982 Development Plan, meaning it is considered to be part of the countryside.
• 4.2 The site is within an High Landscape or Coastal Value and Scenic Significance (AHLV). Strategic Policy
• 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Development
• 4.4 General Policy 3, which provides an overall requirement for all development proposed outside areas zoned for development, states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);" Environment
• 4.5 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 overriding 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."
• 4.6 Environment Policy 2 states: "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." Housing

4.6 Housing Policy 7 states: "New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated." - 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 There is no strategy or guidance relevant to this application. - 6.0 REPRESENTATIONS

6.1 Lezayre Parish Commissioners has not commented at the time of the report (14.03.2022).

6.2 Highway Services does not oppose this application (24.03.2022). The comment states that there is no significant road safety or highway network efficiency issues. - 6.3 Highway Drainage does not oppose this application (24.03.2022). - 6.4 Manx National Heritage wrote in (16.03.2022) concern of the proposal may disturb cliff nesting sand martins. The comment suggests that "Should this development be permitted we suggest that a condition of that permission be to demonstrate how materials or run off from the proposed works would be prevented from dropping down the cliff onto the beach below".

- 7.0 ASSESSMENT

7.1 The key considerations of this application is its principle.

7.2 The proposed new dwelling is in the countryside but there is no evidence that it is essential housing for agricultural workers who have to live close to their place of work. - 8.0 CONCLUSION

8.1 The proposal is considered to fail to comply with General Policy 3, Environment Policy 1, Environment Policy 2 and Housing Policy 8 the Strategic Plan. Therefore, it is recommended for an refusal. - 9.0 INTEREST PERSON STATUS

9.1 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 which 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. 9.2 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 Director of Planning and Building Control 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 : Refused Date : 20.04.2022 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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