DEC Officer Report

Application No.: 19/00014/B Applicant: Mr Peter Quinn Proposal: Erection of detached double garage to south east of existing bungalow Site Address: The New Bungalow Oatlands Road Andreas Isle Of Man IM7 4ER Principal Planner: Mr Chris Balmer Site Visit: 06.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.02.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 01A and 02 all received on 9th January 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site represents the curtilage of The New Bungalow, Oatlands Road, Andreas, which currently consist of a modern detached property located to the northwest of Oatlands Road and west of Dale Nurseries. The site is accessed via a private road which runs from the Little Meadow housing estate road, running parallel with Oatlands Road to the site. At the entrance

of the site is a parcel of land (grass/landscaping) to the right of the driveway, the latter continuing to the hardstanding fronting the dwelling.

2.0 PROPOSAL - 2.1 The proposal seeks approval for the erection of garage for use in connection with existing main dwelling house. - 2.2 The proposed garage would have a width of 6.2 metres a depth of 9.9 metres and a ridge height of 4.5 metres. The garage walls would be finished with painted render and roof tiles to match the existing dwelling. - 2.3 Solar panels are to be attached to one plane of the proposed roof.

3.0 PLANNING STATUS - 3.1 The application site is within an area not designated for development under the IOM Development Plan 1982. The site is not within a Conservation Area. - 3.2 Due to the land use designation of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- - 3.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

3.4 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."

4.0 PLANNING HISTORY - 4.1 There are no previous planning applications on this site which are considered relevant in the assessment and determination of this application. However, the neighbouring site has a single application which is considered relevant: - 4.2 Former Dale Nurseries, Oatlands Road - Residential development for 17 dwellings 18/00980/B - PENDING CONSIDERATION

5.0 REPRESENTATIONS - 5.1 Andreas Parish Commissioners have no objection (21.01.2019)

6.0 ASSESSMENT - 6.1 The main considerations are; the principle of the development for garaging; the potential visual impact upon the amenities of the countryside; and potential impact upon neighbouring amenities. Principle of the development for garaging - 6.2 In relation to the principle the starting point is that the site lies in the countryside where development is restricted, in order to protect the countryside for its own sake. Whilst the policies in the Strategic Plan allows for some exception, the proposal does not fall within any of those categories. The Strategic Plan is silent on new development in the form of detached garages; however, the Department has allowed a number of detached garages to properties throughout the Island. Further, properties do have the ability to erect garages under Permitted Development. The main test is generally whether the proposals would not have an undue impact on the visual amenities of the countryside or undermine the rural character of an area. Potential visual impact upon the amenities of the countryside - 6.3 In this case the garage would be sited adjacent to the main dwelling house, albeit further forward of the main dwelling house to Oatlands Road. This can sometimes raise concern, however, there other dwellings/structures (greenhouses) which are closer to Oatlands Road than this proposal would be. The proportion, form, design, size and finishes are all considered appropriate and would be an acceptable form of development and would not harm the visual amenities of the countryside or undermine the rural character of an area. Potential impacts upon neighbouring amenities. - 6.4 It is not consider either the existing property Drayton Lodge to the west of the garage or the potential property (Plot 1) to the east of the site, would be significantly adversely affected by the development given; existing boundary treatments, the distance the garage would be from any primary habitable rooms and the design/scale of the garage.

7.0 CONCLUSION - 7.1 For these reasons the proposal is considered to be appropriate in this location and comply with Environment Policy 1 of the IOM Strategic Plan and the application is therefore recommended for an approval. 88.0 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 27.02.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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