Officer Report

Application No.: 16/00821/B Applicant: YTR Ltd Proposal: Alterations, conversion of existing garage to provide additional living accommodation and creation of additional windows to dwelling Site Address: Fieldhead Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HG Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Fieldhead, Glen Mona Loop Road, Glen Mona which is a detached single storey modern bungalow. The site is located to the eastern side of the Glen Mona Loop Road and south of the settlement of Glen Mona. - 1.2 The boundaries of the site and the roadside boundaries in the area are characterised by mature landscaping mad up of a mixed of hedgerows and trees.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, conversion of existing garage to provide additional living accommodation and creation of additional windows to dwelling.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered specifically material to the assessment of this current planning application. - 3.2 Enlargement of window to rear elevation - 01/02559/B - APPROVED - 3.3 Extension at rear to provide additional living accommodation - 88/01750/B -APPROVED - 3.4 Amended extension to rear to form additional living accommodation - 88/04248/B APPROVED - 3.5 Erection of carport - 88/01349/B - APPROVED

4.0 PLANNING POLICY - 4.1 In terms of land use designation under the Isle of Man Development Plan Order 1981 the application site is identified as 'High Landscape or Coastal Value and Scenic Significance' not designated for development. - 4.2 Due to the land designation of the site and the proposed works the following planning policies are relevant in the determination of the application:-

4.3 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 over-riding 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."

4.4 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."

4.4 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''.

5.0 REPRESENTATIONS - 5.1 Highway Services do not oppose (received on 17.02.2016). - 5.2 Garff Parish District Commissioners have not commented on the application.

6.0 ASSESSMENT - 6.1 It is considered that the existing dwelling is not traditional and as such, the fundamental issue to address, given the location and age of the dwelling, is whether the proposed alterations would increase the impact of the dwelling as viewed from the public highway.

6.1 In terms of the proposals the main alterations are the installation of new windows and internal alteration by the installation of a wall across part of the existing car port to form a new bedroom. No additional physical development is proposed to enlarge the dwelling. All works are within the existing built fabric. Accordingly, given the very small alterations and scale of development proposed, it is not considered the works would significantly increase the impact of the building as viewed by the public, to warrant a refusal. As such, it is considered the proposal complies with the provisions of Housing Policy 16 Environment Policy 1 & 2 and is therefore acceptable. - 7.0 RECOMMENDATION

7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an 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:

• o The applicant, or if there is one, the applicant's agent;
• o 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;
• o 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
• o 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: 19.08.2016 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 drawings reference numbers 1, 2, 3 and 4 received on 15th July 2016 and 5 and 6 received on 25th July 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: 19.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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