Officer Report

Application No.: 17/00197/B Applicant: Mr & Mrs Terry Groves Proposal: Erection of clock tower on existing garage block Site Address: Kinleys Croft Bernahara Road Andreas Isle Of Man IM7 2EL Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site outlined in red on the location plan comprises the curtilage of an existing dwelling on the Bernahara Road in Andreas parish, close to the junction with Jurby Road. The Bernahara Road is a minor road (B14) which runs from Lezayre Road at Glen Duff to just outside Andreas Village. - 1.2 The dwelling itself is a previously extended Manx cottage which is set back from the road. The site also includes a large garden with mature trees, in addition to garaging and an area of hardstanding, which provide ample space for parking off road. - 1.3 The site has existing vehicular access from the Bernahara Road through two stone pillars and wooden gates. There are stone walls and mature trees along the boundary between the site and the Bernahara Road.

2.0 THE PROPOSAL - 2.1 This planning application seeks approval for the erection of clock tower on existing garage block.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications; however, only the following is considered relevant in the determination of this application: - 3.2 Erection of double garage and workshop building - 88/00268/B - APPROVED

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area not designated for development under the Isle of Man Development Plan Order 1982. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance or within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 3 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)

• b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11)
• c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment
• d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14)
• e) location-dependant development in connection with the working of minerals or the provision of necessary services;
• f) building and engineering operations which are essential for the conduct of agriculture or forestry
• g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and
• h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 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." - 4.5 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (received on 24.03.2017).

6.0 ASSESSMENT - 6.1 The principal issues to consider in the assessment of the application are; the impact upon the character and appearance of the property; and the impact upon the character and appearance of the area in general. - 6.2 In terms of the proposal, the clock is a very modest additional given its size in relation to the overall size of the whole dwelling. However, it would become a focal point of the dwelling, given its design and positioning above the roof ridge of the garage. Overall, it is considered the proposal would respect the proportion, form and appearance of the existing property, while not adversely affect the countryside. Accordingly, the proposal would comply with HP15 and EP1 of the IOM Strategic Plan.

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 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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;

• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

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: 29.03.2017 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 number SM17/397/2 received on 21st February 2017.

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: 30.03.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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