Officer Report

Application No.: 16/01261/B Applicant: Mr Robert Barden Proposal: Erection of replacement conservatory at rear of property Site Address: West Hill Farm Jurby Road Lezayre Ramsey Isle of Man IM7 2EA Case Officer : Miss Abigail Morgan Photo Taken: 06.12.2016 Site Visit: 06.12.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of West Hill Farm, Jurby Road, Ramsey which is to the northern side of the highway. There is a long driveway from the highway to the dwelling; there is a detached double garage to the rear of the dwelling. Given the length of the driveway the dwelling and garage are not readily visible from the highway. - 1.2 West Hill Farm is a detached property that has had a number of alterations and extensions including a conservatory. The boundary nearest to the proposal is a row of very high leylandii which serves to minimise any wider views of the property.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a new conservatory, as a replacement for an existing one. - 2.2 The proposed conservatory is rectangle shape of Victorian style, 8.45m x 3.775m x 2.7m (eaves) and 3.8m (ridge).

3.0 PLANNING HISTORY - 3.1 There is quite and extension planning history for this site from between 1984 and 2006, some of which relate to the erection of conservatories.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area of open space/agricultural identified on The Ramsey Local Plan 1998. While the site is within an area which is not zoned for development it is appropriate to consider the points set out in General Policy 2 of The Isle of Man Strategic Plan (2016).

• (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; 5.0 REPRESENTATIONS

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5.1 DOI Highway Services - no highways implications. 6-12-16. - 5.2 Lezayre Commissioners recommend that it be approved. 05.12.16.

6.0 ASSESSMENT - 6.1 The main issues are the principle of the development, the impact of proposal upon the character and appearance of the dwelling and the surrounding area. - 6.2 Although the site is within an area that is not zoned for development, it is a residential property and as such it is generally accepted that the principle of extensions would be appropriate. This is further reinforced as the application is for a replacement conservatory. - 6.3 The proposed conservatory is only marginally bigger than the existing albeit of a different design, the proposed is victorian style. It would be a fairly modest addition to the house and would respect the house in terms of size, scale and design. It is considered that the proposed conservatory would not have an unacceptable impact upon the existing house or the surrounding area in general. The main views of the house and the conservatory are from the driveway access to the property. The proposed conservatory would not make the house any more visible when viewed from the highway and is well screened by the existing mature boundary planting. - 6.4 Therefore it is considered that the proposals complies with parts (b) and (c) of General Policy 2

7.0 RECOMMENDATION - 7.1 For the above reasons the application is recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and
• (d) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 14.12.2016 16/01261/B Page 2 of 4

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawing nos 5381/PP/01, 02, 03, 04 and 05 all date stamped received 10 November 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 20.12.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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