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Application No.: 19/00818/B Applicant: Mrs Carole Berry Proposal: Erection of a detached garage Site Address: Field 430886 Adjacent To Edd Beg (formerly Toms Cottage) Kerrowkeil Road Grenaby Ballasalla Isle Of Man Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 31.10.2019 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R 1. The application has not been provided with sufficient justification or evidence of need to demonstrate an exception to policy failing General Policy 3 and as such the application results in an unwarranted spread of development across the countryside contrary to Environment Policy 1.
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing cottage which sits on the western side of the Kerrowkeil Road (B41) which links the Corlea Road (B39) to the Grenaby Road (B40) to the south. The existing property sits with its side gable facing the road with the boundary formed by a stone wall and hedging to the north. The curtilage forms a right angled triangular shape with its point facing northwards. - 1.2 Directly south of the house and joining with the road in an existing stone pillared gated vehicular access. A further 10m south of this is another stone pillared gate providing access into the adjoining agricultural fields. THE PROPOSAL
2.1 Proposed is the erection of a double garage and attached log store within field 430886. The proposed garage is to be positioned next to the northern tip of the residential curtilage and access is to be via the existing field gate and via a track running parallel to the south and western boundary of the dwelling. - 2.2 The building is to have an external footprint of 6m wide x 7.5m long. The main body of the garage 6m x 6m, and the 1.5m wide log store attached at the rear. - 2.3 The south facing elevation is to be installed with two 2.3m wide x 2.1m tall garage doors. Two windows are proposed on each gable and one single pedestrian door. The attached log store will create a cat slide arrangement to the northern roof slope with two small access doors on each gable. PLANNING HISTORY
3.1 Approval has recently been granted for an extension to the rear of the dwelling under 18/00478/B. PLANNING POLICY - 4.1 The development of a domestic garage for a dwelling can be acceptable, in fact there are levels of development for a garage allowed under the Town and Country Planning (Permitted Development) Order 2012 so long as the proposed garage meets with all of the relevant conditions stipulated under Class 17 and that the garage is located within the curtilage of the dwellinghouse.
4.2 In the case of this application the proposed garage is to be located outside of the residential curtilage and on a site designated on the Area Plan for the South (2013) as not being for any particular use or purpose. As such, there is a general presumption against development as set out in General Policy 3 and Environment Policy 1. - 4.3 General Policy 3:
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
4.4 Environment Policy 1:
"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
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."
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Malew Parish Commissioners - no comments received as of 31/10/2019.
5.2 Highway Services - Do not Oppose (09/09/2019). ASSESSMENT - 6.1 The proposed garage is indicated to be for residential use but is to be located within a field not designated for residential use or development. The proposed access is via an existing field gate and through the field via a grass track running parallel to the residential curtilage of the dwelling; the track is approx. 75m long x 5m wide and all of which is outside of the existing residential curtilage.
6.2 The proposal is not considered to meet with any of the exceptions as set out in General Policy 3. The development is not recognised as being of overriding national need and no evidence or justification has been provided as to why a further extension of the residential curtilage is needed here or why the garage is required in this specific location.
6.3 Visually the development results in an unwarranted spread of development across the countryside and it has not been demonstrated that there is no other reasonable or acceptable alternative available. CONCLUSION - 7.1 The applicant has indicated that the building is to house an electric vehicle and will be installed with solar panels on the shorter south facing roof slope to generate energy for the car. While this movement to a carbon zero footprint is welcomed and is to be encouraged, it should not come at the detriment to the countryside unless sufficient justification can be demonstrated.
7.2 The application has failed to provide sufficient information to demonstrate why an exception to General Policy 3 and Environment Policy 1 should be made in this instance, and therefore the application is recommended for refusal.
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:
8.2 The decision maker must determine:
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 : Refused Date: 04.11.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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