Planning Officer Report Recommendations

Officer's Report

The Site

The site represents the residential curtilage of Dunluce, an existing dwelling situated on the eastern side of Ballure Road, to the north of the electric railway crossing and to the immediate south of an existing dwelling, Seafield. Dunluce is a detached property with a roadway which leads from Ballure Road to Ballure Promenade alongside the northern boundary of the site. The property is a handsome building with steeply pitched roof, substantial chimneys, slim vertically proportioned windows with arched heads and corresponding mouldings above and a rather unfortunate lean-to sun room on the south western elevation which has a corrugated sheeted roof, rendered walling with sections of split stone and large, square lights.

The Proposal

This application seeks approval for the installation of a satellite dish (In association with 10/01715 CON). The dish would be installed on the north-east elevation of the dwelling at first floor level.

Planning Status

The site lies within an area designated on the Ramsey Local Plan of 1999 as Residential. The building is also Registered (RB 215). The site is not within a Conservation Area.

Due to the location of the application site, the zoning and type of development the following Planning Policies are required for consideration:-

"General

Policy 2: 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; (1) 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."

"Environment

Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

Environment

Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.

Planning History

The previous planning applications are considered relevant in the assessment and determination of this application:-

Registered Building Consent for the erection of a replacement conservatory (RB no 215 in association with 09/00996GB) - 09/00997/CON - APPROVED

Erection of a replacement conservatory (in association with 09/00997 CON) - 09/00996/GB APPROVED

Registered Building consent for the installation of a satellite dish (In association with 07/00574/GB) Registered Building Nos. 215 - 07/00575/CON - APPROVED

Installation of a satellite dish (In association with 07/00575/CON) - 07/00574/GB - APPROVED Erection of detached garage and creation of vehicular access through widening of existing entrance 98/01334/B - APPROVED

REPRESENTATIONS Ramsey Town Commissioners:- "No objection" The Authority has received no privately written representations objecting to the application.

Conservation Officer'S Supplementary Report:

As the property is a Registered Building (RB 215) the content of this application has been considered with particular regard to Policies RB/3 GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS and RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.

Of particular relevance to this application, is policy RB/3 GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS which states: "The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

This position of the satellite dish was discussed with the owner of the property on site, prior to the application being made. The content of this application represents those discussions.

The satellite dish is located on the rear façade, away from Ballure Road and the main public thoroughfare. It has to be the height it is shown as to clear the surrounding tree cover. Given its size and the fact that it is unlikely to be seen by the public on the beach, it is considered that it does not have a detrimental impact on the character of the Registered Building and for these reasons the proposal would seem appropriate in this location.

Assessment

The proposal is a very minor alteration; however, as the property is a Registered Building; consideration must be given to ensure this or any other proposal would not have an adverse impact upon the character and appearance of the building.

The dish (sky dish oblong shape 46 dia) would be installed on the north-east elevation which is the elevation which faces towards Ramsey beach.

The proposal would be apparent to public view only when members of the public are viewing the dwelling from the beach. However, these views are distant, and given the size of the dish, it is unlikely the proposal would have a significant impact upon the character or quality of the registered property.

For these reasons the proposal would seem appropriate in this location and therefore it is recommended for an approval.

Recommendation

Overall, it is considered the proposed extension would not result in an adverse impact upon the appearance of the property. For these reasons the proposal is considered the proposal would comply with the relevant planning policies as layout within the Isle of Man Strategic Plan and accordingly it is recommended that the application be approved.

Party Status

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

Ramsey Town Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 23.12.2010 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 installation of a satellite dish (In association with 10/01715 CON) as proposed in the submitted documents and drawings 01, 02 and 04 all received on 19th November 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Planning Officer Report Recommendations

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