Planning Officer Report

Planning Officer Report And Recommendations {{table:327611}}

Officer's Report

Introduction

1. This application seeks permission for the demolition of an existing outbuilding and erection of a log cabin in an Area of High Landscape or Coastal Value and Scenic Significance. Whilst the proposed development is not in accordance with the policies of the Isle of Man Strategic Plan it is considered to be acceptable.

The Site

1. The application site is the curtilage of Valley Crest, Main Road, Santon which is two storey detached dwelling situated to the northern side of the Main Road. There is a large garden area to the front of the dwelling and a decked area to the side.

The Proposal

1. The application seeks approval for the demolition of the existing outbuilding and erection of a log cabin. The cabin would measure approximately 4.5m x 4.5m and would have double doors in the front elevation which would open outwards and a tilt and turn window would be installed either side of the doors. There would also be a single window in the side elevation which would open inwards. The walls and roof would be constructed of timber. The structure would be approximately 2.2m in height to eaves level and 2.4m to its ridge.

1. The base would be made up of compacted rubble under 100mm thick concrete.

Planning History

1. The previous planning applications are not considered to be specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. There are no specific policies in the Isle of Man Strategic Plan which can be used in the assessment of the application.

Consultations

1. Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.

1. Santon Commissioners have not commented

Assessment

1. The demolition of the existing outbuilding does not require planning permission; therefore this part of the application is acceptable.

1. The other part of the application is the erection of a log cabin. The erection of garden sheds or summer houses is permitted under Class 16 of the Town and Country Planning (Permitted Development) Order 2005. It states:

1. The erection of a garden house or summer-house within the curtilage of a dwellinghouse.

Exceptions

Operations within this Class are not permitted if on completion of the operations –

a) There would be more than one garden house or summer-house within the curtilage of the dwellinghouse; b) The height of the garden house or summer-house would exceed 2.8m above ground level; c) The area of ground covered by the garden house or summer house would exceed 15 square metres; d) Any part of the garden house or summer house would be nearer to any highway which bounds the curtilage of the dwellinghouse than –

• (i) That part of the dwellinghouse nearest to that highway, or
• (ii) 20m; e) Any part of the garden shed or summer house would be over a public sewer; f) Any part of the garden shed or summer house would be within 9m of the bank of any river designated as a Main River under the Land Drainage Acts.

Condition

The roof shall be faced with wood or dark-coloured felt.

1. The proposed structure falls outside of the Permitted Development Order and therefore requires permission.

1. The proposed structure would be sited close to the dwelling and would be constructed of timber. The structure would be slightly lower than the existing outbuilding which is approximately 2.7m to ridge level. In terms of floor area it would be quite a bit larger than the existing building, but only slightly larger than what would be allowed under the Permitted Development Order.

1. When travelling along the highway the site is fairly well screened and the proposed structure would not be visible.

1. Given the size and siting of the proposed structure it is considered that the proposed development would appear subordinate to the main dwelling. The proposed structure would be similar to a garden shed in terms of size and finish and is considered to be a relatively common feature within the curtilage of a dwellinghouse.

1. The proposed structure would not be visible from the main public thoroughfares and it is therefore considered that the proposal would not have an adverse impact on the character and appearance of the street scene or the surrounding area in general.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Santon Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 06.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the demolition of existing outbuilding and erection of a log cabin as shown in drawings CAB 1, CAB 2, LP 1, SP1, DF-18 and Photographs received 24th January 2012.

C 3. No permission is hereby given for the use of the log cabin for permanent residential use. The log cabin may be used only in association with the main dwelling house "Valley Crest" and for purposes ancillary to the use of main dwelling house "Valley Crest" as a single dwelling.

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

Decision Made : Permitted Date : 8/3/12

Determining officer (delete as appropriate)

Signed : G. Munn Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager

6 March 2012 12/00125/B Page 4 of 4