DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 19/01400/B Applicant: Mr David & Mrs Susan Hogg Proposal: Erection of a detached log cabin to provide a hobbies room Site Address: Fairfield Agneash Laxey Isle Of Man IM4 7NP Principal Planner: Mr Chris Balmer Photo Taken: 05.02.2020 Site Visit: 05.02.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.02.2020 _________________________________________________________________

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. The proposed building hereby approved must only be used for domestic purposes (arts/crafts/hobbies room) incidental to the main dwelling house "Fairfield" and shall not be occupied as an independent dwelling unit and/or for no commercial purposes.

Reason: To ensure that the proposal remains available to meet the identified need, to prevent the building being used as self-contained accommodation which is unrelated to the main dwelling house, avoiding any future fragmentation of the curtilage and the application does not propose to create separate units of accommodation within the site and has not been considered as such.

• C 3. Prior to the occupation of the building the external walls, doors, door frames, window frames & front balustrades on the new building must be coloured/painted a dark green/olive green/dark brown colour and the roof a dark grey colour all being retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers 1, 2, 3 and

• 4 all received on 16th November 2019.

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Fairfield, Agneash a traditional two story detached dwelling located within the centre of the settlement of Agneash.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of a detached single storey building to provide a arts/craft/hobbies room in association with the main dwelling house. The new building would have a width of 6m, a depth of 6m and a ridge height of 2.9m. The building would be finish in timber The building would located 9m to the south east of the main dwelling.

3.0 PLANNING HISTORY - 3.1 The previous planning application is not considered relevant in the assessment and determination of this application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as High Landscape Value and Scenic and Costal Significance under the IOM Development Order 1982. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant 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, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; 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-dependent 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 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."

5.0 REPRESENTATIONS - 5.1 Highway Services comment there are no highway implications (06.01.19). - 5.2 Garaff Parish Commissioners have no objections (13.01.2020)

6.0 ASSESSMENT - 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the countryside/landscape. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE COUNTRYSIDE/LANDSCAPE - 6.2 Whilst there are no specific exceptions for small buildings/studios/sheds/greenhouses etc listed within General Policy 3, there needs to be an understanding that such buildings are apparent within the residential curtilages of properties in the countryside. Furthermore, Permitted Development rights also allow such development. Accordingly, whilst not complying in the strictest terms of General Policy 3, it is considered the principle is acceptable. - 6.3 In terms of the design, size, form, siting and location of the new building, it is considered to be a well-designed proposal, following the lines of the existing dwelling. Furthermore, being set well below the road level would also help in limiting the appearance of it from public views, especially given the roadside landscaping within the site. Furthermore, the siting of the building close to the main dwelling house, ensures a "connection" to each other and does not appear as an isolated structure in the area. Overall, it is considered the proposal would not harm the character and quality of the landscape and be appropriate form of development on this site, in association with the main dwelling house.

7.0 CONCLUSION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in Environment Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

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

Decision Made : Permitted Date: 20.02.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.