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Application No.: 17/00646/REM Applicant: Tiger Tim Properties - Mr Gwilym Owen Proposal: Reserved matters application for the erection of single storey dwelling with parking (in connection with approval granted under PA16/00240/A) Site Address: Land At Ballacashin Farm Abbeylands Isle of Man Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.08.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
This approval relates to Location Plan and Drawing T/8004/1 (A) date stamped received 15 June 2017.
By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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.
In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
1.0 THE APPLICATION SITE - 1.1 The application site is a large roughly triangular piece of land comprises a parcel of land at Ballacashin Farm adjacent to the main farmhouse and an existing steel framed building, which is located towards the northern end of the minor road leading from Abbeylands to Lanjaghan Farm. The general area of hillside slopes down towards the south. - 1.2 The site defined in red is the curtilage of an existing steel farmed building, from which the applicant (together with his son) operate their 'depot'. The remainder appears to be a garden, grassed area with some mature plants. Within the red line there are also a number of other buildings, including a greenhouse. In the wider blue line is the main dwelling together with associated outbuildings.
1.4 There are two accesses into the site from the main road, one appears to access the main dwelling and the other, to the north, accesses the existing shed/storage building. Currently it is possible to use both accesses and drive round the whole site. - 2.0 THE PROPOSAL
2.1 The application is for an approval of reserved matters relating to Conditions 2, 3, 4, and 6 of PA16/00240/A which approved siting and means of access. The conditions required details of the proposed dwelling, design, external appearance, internal layout, the provision to be made for the parking and turning of vehicles within the site, the surface treatment of any roadways and other parts of the site which will not be covered by buildings; all external
3.1 16/00240/A - approved on appeal. The Inspector considered that as the effect of a dwelling would have minimal effect on the character and appearance of the area, would not harm neighbouring amenities and was acceptable on highways and transport grounds that these coupled with the personal circumstances of the applicant were material enough to weigh against the policy considerations and recommended that the application be approved. - 4.0 PLANNING POLICY
4.1 Whilst the proposal should be considered principally in respect of the conditions and intentions of the approval in principle, it is helpful to set out the planning policy framework for the application. The site lies within an area designated on the Onchan Local Plan of 2000 as Open Space. The Local Plan contains the following policy which is considered relevant: "O/RES/P/22
4.67 OUTSIDE THOSE AREAS DESIGNATED FOR RESIDENTIAL DEVELOPMENT NEW DWELLINGS WILL GENERALLY NOT BE PERMITTED WITHIN THE LOCAL PLAN AREA. THIS APPLIES PARTICULARLY TO THE RURAL PART OF THE DISTRICT WHERE THE COUNTRYSIDE IS ALREADY PROTECTED BY PLANNING CIRCULAR 1/88 THE PROVISIONS OF WHICH WILL CONTINUE TO BE APPLIED. IN ADDITION IT SHOULD BE NOTED THAT THE COUNTRYSIDE IN ITS ENTIRETY WITHIN THE DISTRICT IS DESIGNATED BY THE LOCAL PLAN AS OF HIGH LANDSCAPE VALUE AND SCENIC SIGNIFICANCE IN ACCORDANCE WITH THE PROVISIONS OF THE ISLAND STRATEGIC PLAN EASTERN SECTOR (PLANNING CIRCULAR 9/91)."
4.2 The Strategic Plan sets out the strategic and spatial aims of Government. There is a general presumption against the development of new housing outside existing settlements, as set out in the Strategic Aim, Strategic Policies 1c, 2 and 10, Spatial Policy 5, General Policy 3, Environment Policy 1 and Housing Policy 4, some of these are referred to in full below; - 4.3 Strategic Policy 1 seeks that Development make the best use of resources by using previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and being located so as to utilise existing and planned infrastructure, facilities and services. - 4.4 Strategic Policy 2: Directs new development to towns and villages, and allows development in the countryside only in specified exceptional circumstances. - 4.5 Transport Policy 4: Requires new and existing highways that are to serve any new development be designed so as to be capable of accommodating the vehicle and pedestrian
5.1 Onchan District Commissioners recommend that the planning application be approved. 11.07.17
5.2 DOI Highways do not oppose subject to following condition/comment (07.07.2017);
The proposals are similar to the previous approval 16/00240/A whereby sightlines of 2.4m x 36.0m have been conditioned. The proposals also include the first 10m of the access road leading to the new dwelling being concreted. Given there is ample space within the site for parking and internal turning arrangements, the proposals are considered acceptable.
Please attach a similar condition to the previous approval:
Prior to any construction the access shown on drawing T/8004/1(A) to be approved by the planning authority shall be constructed and the proposed visibility splays 2.4m x 36.0m shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety
6.1 As the siting and location of the access have been previously agreed the main issues are considered to be the impact of the proposal on the character and appearance of the area; amenities of future occupants; and parking/turning provision. Character of the Area
6.2 The house has been designed taking to account the design principles set out in Circular 3/91, it is to be predominantly light coloured render with stone detailed porch and entrance on north and south elevations respectively, slate roof with 2 roof lights in each roof slope, solar panel and white upvc sliding sash windows.
6.3 The proposed dwelling would be viewed the context of Ballacashin Farm House, the Depot and would be partially screen by the existing conifer hedge and as such is considered to have a minimal impact of the area. The design is considered to be in accordance with the expectations of those considering the approval in principle. Amenities of Future Occupants - 6.4 There is considered to be sufficient garden area associated with the dwelling. The 'Depot' , considered lawful under 10/00473/LAW, will also now form part of this planning unit and is part of the amenity space available to the applicants.
I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Determining officer
Signed : Jennifer Chance Jennifer Chance Director of Planning and Building Control
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