The application site represents the residential curtilage of Ballagrest, Bride Road, Lezayre, which is an existing detached dwelling in the countryside. The dwelling is a bungalow located within its own grounds just outside the north-eastern extremity of Ramsey town boundary.
The site is located on a headland with cliffs and a beach on the eastern side. The dwelling stands on its own in an area which is characterised by open fields. The site of the former Grand Island Hotel is located to the south of the site.
The Proposal
Proposed is the erection of a replacement sun lounge extension to the south side of the dwelling. The existing sun lounge is located within a recess on the southern elevation and it measures approximately 7.15 metres by 3.3 metres.
The proposed sun lounge extension would be located in the same area as the existing extension and it would measure 7.1 metres by 3.65 metres, so it would be slightly larger than the existing. The roof over the extension would be flat with a glazed atrium in white upvc or powder coated aluminium and a parapet wall surrounding the flat roof. On the main southern elevation there would be patio doors and full height windows in white upvc or powder coated aluminium. The external walls would be rendered and painted to match the existing.
Planning History
There are no previous planning applications which are specifically considered relevant in the assessment and determination of this current application.
Development Plan Policies
The application site is located within an area designated as white land that is not designated for development on the Isle of Man Development Plan Order 1982. The site is not located within a Conservation Area but it is within an Area of High Landscape or Coastal Value and Scenic Significance.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are Environment Policy 2 and Housing Policy 16.
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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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."
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."
Consultations
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
Representations
No written responses have been received from the general public.
Assessment
The site is a non-traditional dwelling lying within an area designated as High Landscape or Coastal Value and Scenic Significance in the 1982 Development Order. Due to this land use zoning, the proposal is constrained by Environment Policy 2 and Housing Policy 16.
Environment Policy 2;
This policy stipulates that within Areas of High Landscape or Coastal Value and Scenic Significance, the protection of the character of the landscape is the most important consideration, unless it can be shown that the development would not harm the character of the landscape, or that the location for the development is essential.
In terms of the impact on the countryside, the dwelling already exists, so some degree of impact is there at present. Aside from a sod hedge, the dwelling has little in the way of screening and is publicly visible from the highway and beach area. The main views of the dwelling are from the highway to the north of the site, whilst the views of the southern elevation are more restricted.
The proposed sun lounge extension would replace an existing structure of similar size and impact and it is therefore considered that there would be little impact on the surrounding area in general, compared to the existing.
Housing Policy 16;
As stated in Housing Policy 16, where a dwelling already exists in the countryside it is important that when altered or extended, the property does not detract from the amenities of the countryside. Extensions which would increase the impact of non-traditional properties as viewed by the public will generally not be permitted.
The proposed sun lounge extension on the south elevation would replace an existing extension of similar size. From visiting the site I noticed that the local topography, the position of the road and the location of the garage to the west would restrict the public views of the extension. For these reasons, it is considered that the proposal would not increase the impact of the dwelling as viewed by the public.
Recommendation
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
Party Status
It is considered that the following parties should be afforded interested party status:
Lezayre Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
It is considered that the following parties, who submitted comments, should not be afforded interested party status:
The Department of Transport Highways 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: 10.10.2011
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 erection of replacement sun lounge extension, as shown in drawing numbers 11 847 01, 11 847 02 and 11 847 03, date stamped 6 September 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 10/10/11
Signed : OR Signed : Jennifer Chance Development Control Manager
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