DEC Officers Report

Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of Ballahutchin Beg on the western side of Main Road, Dalby. It is a detached two storey, Victorian property set gable on to the road with the rear portion facing the sea. The site essentially runs along the contour line and drops off steeply toward the sea in the area of the proposed decking.. 1.2 The property part of the site to be occupied by the extension is set down from the road and is heavily obscured via hedging to the east, south and west. 1.3 The built environment in the immediate area is characterised by a variety of uses, architectural styles and finishes. Adjacent to the immediate north is a stone barn in use as a stable block which is associated with the main dwelling. Adjacent and to the north of that is St James Chapel, built in the local stone. Immediately opposite the site to the east, are a number of rendered bungalows with concrete interlocking tiles.

2.0 THE PROPOSAL 2.1 The application seeks planning approval for alterations, erection of single storey extension and creation of decking area.

3.0 PLANNING HISTORY 3.1 There are no previous applications for the application site.

4.0 PLANNING POLICY 4.1 As the application seeks planning approval for alterations, erection of single storey extension and creation of decking area, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007) are Strategic Policies 2, 3, and 4, General Policies 1 and 2 are also considered to be relevant to the determination of this application.

Strategic Policy 2 states:

Application No.:	14/00769/B
Applicant:	Mr & Mrs Charles David Park
Proposal:	Alterations, erection of single storey extension and creation of decking areas
Site Address:	Ballahutchin Beg Main Road Dalby Isle Of Man IM5 3BR

New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.

Strategic Policy 3 states:

Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by:

• (a) avoiding coalescence and maintaining adequate physical separation between settlements; and
• (b) having regard in the design of new development to the use of local materials and character.

Strategic Policy 4 states:

'Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance.'

General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

General Policy 2 states:

'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;
• (l) 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.

5.0 Representations

5.1 Patrick Parish Commissioners has considered the application and "resolved that no further comment would be made. Please therefore refer to earlier comment submitted to original applications." That comment sated 'it was resolved that they have no objection'.

6.0 Assessment

6.1. The application seeks planning approval for alterations, erection of single storey extension and creation of decking areas. 6.2 Taken together, part (b) of Strategic Policies 3 and 4 and parts (b), (c), (e) and (f) of General Policy 2 are clear that only development which would respect the site and that if its immediate surroundings is acceptable. 6.3 The proposed extension is slightly set down from the main road and is screened by high hedging to the east and hedging and trees to the south. 6.4 The layout of the existing property does not lend itself readily to extension in the usual formats. The property has the hallmarks of substantial re-ordering on plan etc at some point in its past. Initial indications in the plan, would suggest that the original part of the dwelling is likely to have been the main body of the dwelling on the left hand side when viewed from the road. The right hand side 'cat-slide' appears to have been a later addition. This makes extension to the north and south difficult as internal rooms would be created. 6.5 The extension is single storey at 90 degrees to the main body of the existing dwelling. It is formed in rendered walls with natural grey slate on the roof, all to match the existing property. It is separated from the main body of the existing dwelling via a porch/lobby section which is articulated in the mass by a change in roof-line. The elevation is elevated on the seaward side with patio doors to take full advantage of the sea views. The eastern elevation is elevated with portrait format windows of similar scale to those found in the main, existing dwelling. 6.6 To the rear, sea-ward side, the existing 'lean-to' additions are to be removed and the area re-ordered to afford sheltered seating areas in decking. These areas are to be sheltered by the use of existing walls. 6.7 The extension is a form and material use that can be found in the immediate vicinity of the property and is acceptable in doing so. 6.8 In conclusion, the proposed alterations, erection of single storey extension and creation of decking areas is considered to comply with Strategic Policies 3 and 4 and parts (b), (c), (e) and (f) of General Policy 2.

7.0 Recommendation

7.1 On the basis that the proposed alterations, erection of single storey extension and creation of decking areas respect the site and that of its immediate surroundings, it is recommended for approval.

8.0 Party Status:

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, or any other person in whose interest the land becomes vested, as their comments have been deemed material and Patrick Parish Commissioners in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 14.10.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

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 Numbers: 14/2426/01A 'Block Plan existing and proposed', 14/2426/02 'Plans, Elevations and Section as Existing', 14/2426/06 'Plans and elevations as proposed', 14/2426/07 'Site Location Plan' all date stamped 15 August 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made: Permitted Date: 14.10.2014

Determining officer (delete as appropriate)

Signed: _________________________ Chris Balmer Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Head of Development Management