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Application No.: 17/00696/B Applicant: Paul Adrian Seaward Proposal: Erection of timber framed pavilion for domestic leisure use Site Address: Coan Aalin Main Road Greeba Isle Of Man IM4 3LD Case Officer : Miss Lucy Kinrade Recommended Decision: Permitted Date of Recommendation: 24.08.2017 _________________________________________________________________
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.
This approval relates to drawing numbers REF: 1, 2, 3, 4, 5, 6, 7 and 8 all date stamped and received 28/06/2017
Interested Person Status 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.
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Coan Aalin, Main Road, Greeba an existing residential property situated on the northern side of the main road connecting Douglas to Peel. The existing property has a very large curtilage which extends back from the house up a gentle slope towards Greeba Mill Road. - 1.2 Within the curtilage of the existing property there are a number of structures such as a shed and a greenhouse and various other domestic paraphernalia items. - 1.3 The main dwelling house is located on the southern section of the site and has a front elevation that faces on to the A1 and an existing driveway that connects to the access running along the western side of the site. Between the east elevation of the main house and the boundary with the nearest neighbour Kerrochord is approx. 20m of lawned garden area.
2.0 THE PROPOSAL - 2.1 Planning approval is sought for the erection of a new timber pavilion in the garden area just east of the main house. The 5m x 3.3m timber pavilion will have a rounded hipped roof with a ridge of 3.2m and an eaves of 2m. - 2.2 The pavilion will be on a concrete base and will provide an area of outdoor covered seating.
3.0 PLANNING HISTORY - 3.1 The site has been subject to a number of previous applications including the extension to the residential curtilage and the creation of a new access. The most relevant in the assessment of this application are PA 04/00872/B for a new access into the extended garden from Greeba Mill Road that was granted full approval with a condition removing permitted development for sheds, greenhouses etc, and PA 05/00534/B for the erection of a shed in the extended curtilage that was approved in 2005.
4.0 PLANNING POLICY - 4.1 The application site is not designated for any site-specific purpose, but is located within
4.2 Given the nature of the proposal within the curtilage of an existing residential property it would be considered that the assessment of the development be based on the provisions of General Policy 2 of The Isle of Man Strategic Plan 2016 and Environment Policy 2 of the same plan. - 4.3 General Policy 2:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.5 Environment Policy 2:
"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:
5.1 German Parish Commissioners have no objection to the planning application 10/08/2017. - 5.2 The Highways Division have indicated no highways interest in the application 27/07/2017.
6.1 The application proposes the erection of an outdoor open sided pavilion within the existing garden of Coan Aalin. The application site has been subject to a previous condition that removes the PDO for the erection of additional structures within a residential curtilage, however the structure proposed here is bigger that that allowed for in the PDO and would have required a planning application nonetheless. - 6.2 It is expected that the timber pavilion will provide a covered area of seating for the enjoyment of the applicant and perhaps for the entertaining of guests. The fundamental issues to consider in the assessment of the application are whether or not the proposal will have a visual impact on the AHLV and whether or not the proposal will have an impact on the amenities of the neighbours. - 6.3 The structure is not to dissimilar from the appearance of a typical garden shed, the erection of which is not uncommon within the extents of existing residential curtilages subject to conditions. It is not expected that the development of this pavilion due to its size and height will generate a significant impact on the AHLV to warrant a concern and that the location of the structure within an area already populated by residential properties ensures the visual appearance of the wider area is retained as is. - 6.4 One area of concern may be the potential increase in noise or lighting that may impede the general amenities of neighbouring property Kerrochord. The structure is located approx. 13m from the boundary and in excess of 35m from their nearest elevation. It is unlikely that the pavilion and its proposed users will impact the amenities however it must be noted that even without the covered structure that anyone may use the garden area for recreation of seating to entertain guests without control.
7.0 RECOMMENDATION 7.1 It is considered that the proposal to erect a timber framed pavilion is acceptable and that the application be recommended for approval.
I can confirm that this decision has been made by the Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : A MORGAN Abigail Morgan Senior Planning Officer Signed ……………………………………… Steve Butler Head of Development Management Signed :…………………………………….. Jennifer Chance Director of Planning and Building Control
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