Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
Officer's Report
The Site
The site is part of the curtilage of This Rosien, an elderly persons' housing complex situated on the southern side of the Castletown Road, opposite Milner Park. The housing complex is largely two storey with a red tiled roof and cream coloured rendered walls. There is car parking in front and beside the buildings and there is a detached garage sitting to the west of the building.
To the west of the site is a bungalow - Heathmont. The rear garden of this property extends back to alongside the site of the shed proposed in this application.
The Proposal
Proposed is the erection of a shed to the rear of the existing garage. The shed will be 7m by 3m and 3m tall, made of timber. The use of the shed is to be ancillary to that of the garage alongside, which is used by the Men In Sheds registered charity which offers facilities and activities for semi-retired or retired men. They undertake woodworking activities, computer-based projects, building things such as a radio controlled aeroplane and renovating a steam engine, based in the garage but have found that some of the activities, the woodworking for example, can cause dust nuisance and would prefer a separate building in which to undertake this. It is a social organisation focusing on building friendship and camaraderie within this social group and aims to provide facilities for people who may otherwise be struggling with the transition from working life to retirement.
There is car parking available close by associated with Thie Rosien. The facility would be used between 9am and 5pm and the applicant has indicated that there would be around 8 to 10 people, some of whom walk or cycle to the site.
Planning Status And Policy
The site lies within an area designated on the Port Erin Local Plan as Old Peoples' Home. On the draft Southern Area Plan the site as one of Civic Cultural or other use - Residential Home.
Planning History
There are no previous applications which have been submitted for this site which are considered relevant to the consideration of this application.
Application No.:
12/00524/B
Applicant:
Men In Sheds
Proposal:
Erection of a shed
Site Address:
Land At Thie Rosien Castletown Road Port Erin Isle Of Man
Representations
The owner of Heathmont wrote to the local authority expressing concern about potential noise nuisance from the activities undertaken in the shed. Following the submission of further information and discussion with the applicant, this party withdrew their objection on the basis that the rooflights facing their property will be non-openable. The applicant now proposes to have translucent sheeting in the roof to allow light to come in, in place of the four roof lights, and instead install windows in the two gable ends. Alternatively they would be prepared to install non-openable rooflights.
The Social Worker who works from Thie Rosien and whose office is alongside the proposed shed expresses concern about the blocking of light to her window, potential breaches of confidentiality in the information she deals with at her desk and she feels that there are other facilities available nearby which would be just as convenient for the applicant. Following the submission of amended plan which show the building slightly relocated and 3.5m from the nearest building, this party no longer objects to the application.
The local authority initially objected to the application on the basis that there was no dust extraction system provided in the application and no information on noise levels likely to be generated within the building from the proposed use. Following the submission of further information by the applicant about dust extraction and noise levels, the Commissioners withdrew their objection. This information indicated that the noise levels generated by the proposed use and those generated by the proposed air ventilation/dust extraction system would be around 55dB outside which is several decibel levels below the ambient noise levels around the site.
The Isle of Man Water and Sewerage Authority express an interest in the application.
Assessment
The proposed facility is undoubtedly a useful one for the community and if located such that no adjacent neighbours or land uses are adversely affected, this should be encouraged. The issues are, in this case, the potential impact on those in neighbouring buildings - Thie Rosien itself and Heathmont to the west. As the site is owned by the same authority as own Thie Rosien, then there is control by the landowner if noise or other impacts became unacceptable to the occupants or users of their own facility. As proposed now, the impact on Heathmont will be reduced by the removal of the openable rooflights, although the window in the front (north) of the shed if opened, could result in noise escaping in this direction. The window in the northern elevation should be non-opening.
The facility is proposed to be used no earlier than 0900hrs and no later than 1700hrs and not at the weekend. As such, this further limits the impact on neighbours, particularly the residential properties in the vicinity.
It is considered that the proposed use is acceptable if undertaken as shown in the amended plans and subject to controls over times of operation.
Party Status
The local authority, Port Erin Commissioners are, 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.
The owners of Heathmont and the Social Worker based in Thie Rosien are both immediately alongside the site and as such should be afforded party status.
The Isle of Man Water and Sewerage Authority is a statutory authority but do not raise material planning considerations should not be afforded party status in this case.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 09.08.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 erection of a shed as shown and described in the three drawings received on 16th July, 2012 for use as activity space for Men in Sheds as described in the application. The shed may not be used for any other purpose or by any other person or group without the written permission of the Planning Authority.
C 3. The shed may only be used as approved between 0900hrs and 1700hrs Monday through to Friday.
C 4. Any windows in the northern gable elevation must be non-openable to reduce the potential for noise nuisance to adjacent neighbours.
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: 10/8/12
Determining officer (delete as appropriate)
Signed: A. H. B. Anthony Holmes Senior Planning Officer
Signed: _________________________ Sarah Corlett Senior Planning Officer
