DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00161/B Applicant: Dr Richard Bernhardt Proposal: The erection of a detached oak-framed and timber clad domestic work shop Site Address: Ravensdale Castle Glen Road Ballaugh IM7 5JB Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.05.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

It is considered that the overall level of works proposed within this application are modest and in keeping with the character of the property in question and do not create any concerns that would warrant a refusal, and as such complies with General Policy 2 and Environment Policy 1 of the Isle of Man Strategic Plan and therefore recommended for approval.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 27th February 2024;

• o Drawing No. 101795/BERNHARDT/001/PL01
• o Planning Design and Access Statement

This decision also relates to Drawing No. 101795/BERNHARDT/001/PL02 Rev 2 and Drawing No. 101795/BERNHARDT/001/PL03 Rev 1 dated as received 7th May 2024. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the residential curtilage of Ravensdale Castle, Glen Road, ballaugh which is a large detached dwelling situated within its own grounds which was historically a Hotel. Ravensdale Castle is situated to the East of the end of the Ballaugh Glen road. The site is surrounding by trees of varying densities, which means that views into the site from the Ballaugh Glen road are available. THE PROPOSAL - 2.1 The current application seeks approval for the erection of a wooden workshop, which measures 7m by 9m with an overall height of 4.6m situated to the East of the property.

2.2 The proposed shed is to be oak framed, with oak weatherboarding, timber doors to both the West (front) elevation and the South elevation. The roof is have slates and five rooflights. There is to be a brick plinth to the bottom and small windows to the West elevation. PLANNING HISTORY - 3.1 There are several past applications upon the site of which PA95/00774/C is the most relevant and was for "Change of use from commercial hotel to private residence," which was Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as "not for development and an Area of Private Woodland or Parkland" on the 1982 Development Plan. The site is not within a Conservation Area, nor an area zoned as High Landscape or Coastal Value and Scenic Significance. Whilst the most Northern part of the boundary of the site is within a high likelihood Surface Water Flood Zone, the actual siting of the proposed shed is not.

4.2 There are no policies in the Isle of Man Strategic Plan for the erection of a shed in a residential setting within an area zoned as not for development, whilst this is the case, there are policies in place for the alteration and extension of properties within Housing Policy 15 & 16 and there is also Permitted Development in place for the erection of sheds and summerhouses, subject to conditions. - 4.3 With the above in mind the most relevant policy to this application would be General Policy 2, which sets out general standards towards acceptable development and Environment Policy 1 which seeks that the countryside is protected for its own sake. REPRESENTATIONS

5.1 The following representations can be viewed online in full;

5.2 Highway Services have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking." (1.03.24)

5.3 No comments have been received from Ballalaugh Parish Commissioners at the time of writing this report. ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are;

• - principle & character and appearance (GP2 & EP1)
• - neighbouring amenity (GP2)
• - trees

- 6.2 PRINCIPLE / CHARACTER AND APPEARANCE

• 6.2.1 Due to the site being within a site not zoned for development, the principle of the works need to be assessed first. The proposal is for a shed situated within the east of the site, within part of the garden.
• 6.2.2 The site where the proposed shed is to be situated is substantially hidden from a public vantage point, due to the location of the shed in relation to the site itself. Whilst this is the case, when noting the overall location of the proposal and where it is to be situated, if the proposed shed is seen it will be read within the context of its surroundings, which would be a residential structure within a residential environment.
• 6.2.3 With the above in mind, it is deemed that the proposed works are modest and likely to not be noticeable from the overall streetscene and as such the works will preserve the countryside as per Environment Policy 1, and the overall streetscene as per General Policy 2.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 Noting the proposal and that the nearest neighbour is situated to the shed would be Ravenswing, which is approximately 90m away from the proposal. As such it is deemed that the proposal would be acceptable from a neighbouring point of view.

6.4 TREES

• 6.4.1 Turning towards whether the proposal would have an impact upon the existing trees on the site. The site is land zoned as an "Area of Private Woodland or Parkland," with there being a large amount of trees near the proposed site. Whilst this is the case, the proposal is to be situated upon an already existing hardstanding and due to the proposed works, it is unlikely that there is a need to protect the existing trees during the works. As such it is deemed that there are no impact to the existing trees in this case. CONCLUSION

7.1 It is considered that the overall level of works proposed within this application are modest and in keeping with the character of the property in question and do not create any concerns that would warrant a refusal, and as such complies with General Policy 2 and Environment Policy 1 of the Isle of Man Strategic Plan and therefore recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;

• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 22.05.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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