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Application No.: 17/00798/REM Applicant: Charles Arthur Cormode Proposal: Reserved matters application for the erection of an agricultural worker's dwelling Site Address: Field 114374 Nassau Road Dogmills Ramsey Isle Of Man Case Officer : Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 29.08.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Reason: The site is in an area where new dwellings are not normally approved except where an agricultural need has been established and accepted by the Department.
This approval relates to drawings reference numbers 17/16/01, 17/16/02 REV A and 17/16/03 REV A received on 27th July 2017 and 18th August 2017.
_______________________________________________________________ Interested Person Status
PARTY STATUS By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:
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. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site lies on the southern side of the Nassau Road which links the Dog Mills in the east with Regaby in the west. The site comprises a farm holding (327 acres) with the farm group some 100m from the public highway and the remainder of the farmland stretching out to the south, west, east and across the highway to the north of this. - 1.2 The farm has been on the site in some form for many years, an L-shaped building complex showing on the 1869 County Series mapping, The farm group comprises mainly modern buildings and a grain silo although there is a stone barn within the group, possibly part of the L shaped building on the old map series.
2.0 PROPOSAL - 2.1 The application seeks approval of a Reserved matters application for the erection of an agricultural worker's dwelling. The dwelling would be positioned approximately 23 metres to the west of the main farm holding and would be accessed via a new track which runs from the main farm access to the site. The new dwelling would therefore utilise the existing farm entrance onto the Nassau Road. - 2.2 The dwelling is single storey dwelling, albeit with living accommodation within the roof space including two dormers to the rear elevation. The proposal would accommodate a four bedroomed property two of which are within the roof space, with the other two bedrooms being at ground floor level. Further accommodation within the ground floor is a bathroom, living room, hallway and kitchen/family room. - 2.3 The dwelling has a Manx traditional cottage design with gable end chimneys and a central entrance flanked on either side with a pair of vertical styled windows. The rear elevation is more modern in design with more use of horizontal styled windows and pitched roof dormers. The dwelling would be finished in natural slate roof, with a painted render finish, albeit the pitched roof porch to the front elevation would be finished in Manx stone. All windows and doors are to be finished in black uPVC.
3.0 PLANNING STATUS - 3.1 The application site is not within an area recognised for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 3.2 Due to the site location, its zoning and the type of proposal, the following policies are relevant for consideration:- - 3.3 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 over-riding 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." - 3.4 Environment Policy 15: "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development
including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.
Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
3.9 Housing Policy 8 states: "Where permission is granted for an agricultural dwelling, a condition will be attached restricting the occupation to a person engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants." - 3.10 Housing Policy 9 states: "Where permission is granted for an agricultural dwelling, the dwelling must be sited such that;
3.11 Paragraph 8.9.5 states that: "If it is not possible for the farm worker to live in the nearest village, the siting of the proposed dwelling should be selected having regard to the various landscape policies in Chapter 7. In particular, the dwelling should self-evidently form part of the farm group."
4.0 PLANNING HISTORY - 4.1 Planning permission has been granted for the erection of agricultural buildings under PAs 11/01492/B, 05/01617/B, 02/02393/B and 88/01396/B and extensions to existing agricultural buildings under PAs 98/00147/B and 96/00223/B. - 4.2 More recently planning application 16/01130/A was approved (25.04.2017) for the Approval in Principle for the erection of agricultural worker's dwelling. This new Reserved Matters application currently under consideration follows this application.
5.0 REPRESENTATIONS - 5.1 No comments received at the time of writing this report.
6.0 ASSESSMENT - 6.1 The approval in principle issued on this site in this year firmly establishes the acceptability of the principle of a new agricultural workers dwelling on this site. What remain for consideration are the details of design, access, siting, external appearance of the buildings, internal layout, parking layout, and landscaping of the site only. - 6.2 In relation to the design, the dwelling in terms of proportion and form is similar to a traditional Manx Cottage and therefore from this respect the proposal complies with Planning Circular 3/91. Again the main elevation which would be publicly viewable would be the front elevation which faces towards the Nassau Road. This elevation is very traditional and appears as a Manx cottage design. To the rear elevation the proposal in terms of its form and
7.0 RECOMMENDATION 7.1 Overall, it is considered that the complies with Environment Policy 1 & 15, Housing Policy 9 and Planning Circular 3/91 of the Isle of Man Strategic Plan 2016. For these reasons the proposal is considered to be appropriate and the application is therefore recommended for an approval.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Signed :……C BALMER……….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph in the Officer’s report).
Signatory to delete as appropriate YES/NO
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