DEC Officer Report

Application No.: 19/00164/B Applicant: Mr Paul Turnbull Proposal: Erection of a garden equipment storage shed and extension to existing storage shed Site Address: Ballacorris Croft Clannagh Road Santon Isle of Man IM4 2HP Principal Planner: Miss S E Corlett Photo Taken: 26.03.2019 Site Visit: 26.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.03.2019 _________________________________________________________________

Conditions and Notes for Approval

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.

• C 2. The buildings hereby approved may be used only for storage in association with the occupation of Ballacorris Croft and may not be used for any commercial purpose or by any other persons.

Reason: To control the use of buildings in the countryside which is not designated for development.

Plans/Drawings/Information:

This decision relates to drawings 2019/02/01, 02, 03 and 04 all received on 14th February, 2019. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing residential property, Ballacorris Croft, which lies off a long lane from the Clanna Road to its west. The site contains the dwelling along with an existing storage shed to the north which has a footprint of 13m by 7.5m. There is no record of planning approval having been granted for the building. The ground steps up towards the road immediately alongside the shed and there is presently an area of rough paving. - 1.2 The existing building is finished in grey corrugated sheeting. - 1.3 The existing building and the dwelling are visible from a distance on the A26 Braaid to St. Mark's Road and from the A25 Douglas to Castletown Road, both on the skyline. There is another agricultural building in a field to the west not associated with this property. THE PROPOSAL

2.1 Proposed is the erection of a smaller shed alongside the existing and the extension of the main shed. - 2.2 The smaller shed will have a footprint of 10m by 4.2m and an eaves height of 2.5m and a height of 3m to the ridge. The extension to the main building will have an area of 13.5m like the existing building and a projection of 4m, an eaves level of just over 3m and a monopitch roof rising up to meet the eaves of the existing building. The extension is to be finished in timber cladding, contrasting with the metal cladding on the existing building and the new, smaller building is to be finished in Juniper green metal cladding which is a very dark green colour. The southern gable of the main building will be re-clad in timber. - 2.3 Both buildings will be used for the storage of items associated with the occupation of the dwelling.

PLANNING POLICY

3.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order as not for any particular purpose and on the draft Area Plan for the East as the same. As such, the following Strategic Plan policies are applicable which all presume against development in the countryside - Environment Policy 1 and General Policy 3. Whilst there are policies on the erection of buildings of this kind, these are related to agriculturally justified development which this is not. PLANNING HISTORY - 4.1 The only recorded applications on this site relate to a certificate of lawfulness relating to the private residential use of the site and the erection of a conservatory, both approved. An application to replace the shed with a dwelling was refused (10/00286/A). REPRESENTATIONS - 5.1 Highway Services indicate that there is no highway interest in the application (05.03.19).

5.2 Santon Commissioners have no objection (03.03.19). ASSESSMENT - 6.1 The policies which protect the countryside should be read alongside the provisions of the Town and Country Planning (Permitted Development) Order 2012 which allows for the erection of domestic buildings such as greenhouses, garages and garden sheds. Whilst both structures would be larger than those for which there is provision in the Order, the principle of storage and ancillary buildings in association with dwellings in undesignated areas is not unacceptable in principle. The test therefore is whether the works would have any adverse environmental impact in this case.

6.2 Whilst the existing building is visible in the landscape and unfortunately on the skyline, the proposed extension will be towards the viewer resulting in no material change of view. The smaller shed will be screened by the existing and extended shed. The buildings will be screened from view from the A5 by the existing dwelling.

6.3 As such, there will be no material change in impact of the public view of the building group and the application is supported. CONCLUSION - 7.1 The application is considered to be in accordance with EP1 and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 03.04.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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