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Application No.: 20/00640/B Applicant: Cheesden Investments Limited Proposal: Erection of garden store/garage Site Address: Billown Mansion Estate Billown Ballasalla Isle Of Man IM9 3DL Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period and in the interest of visual amenity.
Reason: The development has been approved on an exceptional basis and to ensure proper control of the development.
N 1. The applicant is to be reminded of their legal obligations for the protection of registered trees as set out in the Tree Preservation Act 1993. Any queries in respect of trees should be directed to DEFA Forestry.
This application has been recommended for approval for the following reason.
The proposed development is to facilitate the mansion house and its grounds and is not to result in any visual or amenity harm nor to cause any adverse impacts to trees and is therefore considered to meet the tests of General Policy 2 (b,c,g) and Environment Policies 1 and 3 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawing numbers 1, 2, 3 and 4, supporting statement and site photographs all date stamped and received 22/06/2020. _______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The Isle of Man Victorian Society - as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site forms the extent of the Billown Mansion Estate, Malew. The estate sits on the southern side of Douglas Road and west of Malew Road and has private access and a driveway from both the Douglas and Malew Roads. The grounds of the estate cover approximately 24 acres including tennis courts, lakes and gardens. PROPOSAL - 2.1 Proposed is the erection of a garden store/garage within the grounds. The proposed single storey building is to be 14.1m x 8.6m and is to sit on the footprint of an existing concrete slab located between junctions of the internal driveway roads. Surrounding the slab is an existing stone wall which is to be partially integrated into elevations of the proposed building.
2.2 The proposed store/garage building is to be finished in exposed stone and a rosemary clay pitched roof with three conservation roof lights installed on either side of the roof slope. Three double timber garage doors are proposed along the longest elevation and three smaller windows on the other. Each gable end is to feature a circular rendered panel with one gable end also installed with two smaller windows. PLANNING HISTORY - 3.1 On the adjacent side of the estate is an existing stable building that has been subject to two separate applications for its conversion into living space in 2001 and 2020 - both granted full approval:
4.1 The site is situated within an area designated on the Area Plan for the South as 'Low Density Housing in Parkland' (LDHP). The written statement accompanying the plan states that all trees within such areas are deemed to be registered and that until such a time that a Planning Policy Statement is provided for LDHP applications shall be considered against the relevant policies of the Strategic Plan and Planning Circular 8/89. PC 8/89 refers to development of dwellings in Parkland and is perhaps not specifically relevant in this case, given the nature of the proposed garage/store serving the existing mansion house consideration is likely to fall more so to the general standards of development outlined in General Policy 2 (b,c,g) in respect of general amenity, Environment Policy 1 in seeking to protect the quality of the countryside for its own sake and Environment Policy 3 in the protection of designated woodland areas
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Malew Parish Commissioners -no objections (05/08/2020).
5.2 Department of Infrastructure Highway Services - No Highways Interest (10/07/2020). - 5.3 A representative of The Isle of Man Victorian Society - comments (12/07/2020) o Surprised that Billown Mansion is not a Registered Building despite its historical and architectural contribution to the parish. Welcome the efforts towards making the proposed building blend with other buildings on the estate, but note that the roundels on the gables are to be either windows or have plain cement centres and its recommended that they are windows but with a slightly smaller diameter and are set a little higher up on each gable. Concern also that the bargeboards as shown are too slight and should have a total depth of 300mm including a torus moulding of 100mm on the top side.
6.1 We must be mindful of two previous applications for the existing stable building (referred to in 3.0) being converted into residential use. While the proposal now is not for stables per se, there was an element of storage provided within the previous stable building which has now been subsequently lost through the approval of the 2001 and 2020 applications. The garden store/garage now proposed seeks to provide a larger open plan storage building for the sheltered protection of gardening equipment, machinery and vehicles (the latter which were likely to large to store in the previous stable building due to size). It is not uncommon to find such garden store/garage buildings within the extents of large mansion houses facilitating the on-going maintenance of the estate grounds, and in this case the building is not considered to be unreasonable or to result in any amenity impacts to the surrounding area. A condition relating to its gardening use and its availability at all times for such use is considered necessary.
6.2 In terms of its visual appearance the structure is designed to best match adjacent buildings within the estate and is set a significant distance from the main road as to not be readily seen or prominent by any passing public. Comments from third party have been noted however it is not considered that the omission of such design details (barge boards and roundels) would result in a refusal in this case. The building will allow for the internal storage of items currently lay across the site which could help towards improving the overall visual appearance of the area.
6.3 There are a number of trees located within raised plated areas and surrounding the site of the proposed building, however given the existing concrete slab on which the proposed building is to sit and the existing driveway hard surfacing running around the slab, it is not expected that the development of the building will have any adverse harm or impacts to these trees or their rooting systems as to warrant a concern or refusal on the application with drawing numbers 1 and 3 also including a construction exclusion zone along the adjacent grassed area preventing any construction traffic or materials being stored within the vicinity of the trees. A condition should be added to this affect along with an advisory note reminding the applicant of their obligations under the Tree Preservations Act 1993 in relation to registered trees.
7.1 While the land is not specifically designated for the erection of a garden store, the building is to facilitate the mansion house and its grounds, is not to result in any visual or amenity harm nor to cause any adverse impacts on the existing trees and on balance is considered to be acceptable meeting the tests of General Policy 2 (b,c,g) and Environment Policies 1 and 3. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 04.11.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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