Officer Report

Application No.: 15/00762/B Applicant: Mr & Mrs David Thurlow Proposal: Construction of a first floor extension over existing utility to rear elevation Site Address: Coan Buigh Main Road Ballaugh Isle Of Man IM7 5ED Case Officer : Mr Jason Singleton Photo Taken: 30.07.2015 Site Visit: 30.07.2015 Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Coan-Buigh, a two storey detached property sited on the southern side of the A3 Rheynn Cullyn, Ballaugh located to the east of Ballaugh Village. THE PROPOSAL - 2.1 The planning application seeks full approval for a 1st floor extension above the existing utility room on the rear elevation. The area measurers 3.3mx3.3m and sit fit flush with the existing rear elevation of the dwelling and furnished with a flat roof between the existing pitches as approved under 07/01720. PLANNING HISTORY - 3.1 The application site has been the subject of two previous planning applications which were granted planning permission and considered materially relevant to the assessment of this current planning application: PA 13/00160/B: Roofing works to existing conservatory. Approved PA 09/00774/B: Erection of a conservatory to rear elevation. Approved

PA 07/01720/B: Alterations and erection of extensions comprising is the removal of existing extensions on the rear elevation of the property and the construction of a new extension consisting of two two-storey sections either side of a one-storey section, the erection of a storm porch on the west end of the proposed new extension in place of an existing glazed porch and the re-arrangement of the fenestration on the front, north facing side of the property.

PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area designated as part Woodland and part Area of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Planning Scheme (Development Plan) Order 1982.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application:

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."

• 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 overriding 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".
• 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."

• Environment Policy 3 states: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."

REPRESENTATIONS

5.1 Ballagh Parish Commissioners have no objection 29.07.15 ASSESSMENT - 6.1 The level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the enjoyment of the

main dwellinghouse or considered to harm the character and quality of the landscape and wider surrounding area. The proposed introduction of a first floor extension above the existing utility room and finished to match the main dwellinghouse is deemed to enhance the appearance of the dwelling.

6.2 Overall it is concluded that the planning application accords with the provisions of General Policy 3, Environment Policy 1, Environment Policy 2, and Environment Policy 3 of the Isle of Man Strategic Plan 2007. RECOMMENDATION - 7.1 It is recommended that the planning application be permitted. INTERESTED PERSON 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; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation: 14.08.2015 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.

• C 2. All external facing materials to be used shall match those of the existing building in respect of type, colour and texture. Reason: In the interests of the character and appearance of the site and surrounding area

This approval relates to the Location Plan, Site Plan and drawing reference number DT/1/15; and photographs all date stamped as received 8th July, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 18.08.2015 Determining officer

Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control