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Applicant: Mr Daniel Potts Proposal Erection of a detached building to store private vehicles, equipment and vehicles associated with site maintenance, solar panel associated equipment and log storage Site Address The Grange Bride Isle Of Man IM7 4AT Case Officer : Russell Williams Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 03.09.2024
C : Conditions for approval N : Notes attached to conditions
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.
All trees on and immediately adjoining the site shall be protected from damage as a result of works on the site, to the satisfaction of the Department in accordance with British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction -Recommendations) for the duration of the works on site and the development is completed, as shown by the construction exclusion zones on dwg no 1100-02.
In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department.
Reason: to ensure the continuity of amenity afforded by existing trees. This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Environment Policy 2 and will not give rise to any significant adverse impacts upon the character and appearance of the countryside Area of High Landscape or Coastal Value and Scenic Significance.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 26/04/2024:
Additional Persons
None ________________________________________________________________
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
1.0 THE SITE - 1.1 The Grange constitutes a large detached dwellinghouse located to the edge of Bride village. - 1.2 The dwelling is two storey in scale and set within a 2 acre residential site. The main dwelling includes an internal swimming pool and the site contains areas of hardstanding for parking and turning and a (currently unused) helicopter landing pad. - 1.3 The property benefits from parking and turning to the front and large gardens to the rear which are predominantly laid to maintained lawns and enclosed by high hedgerow and tree planting.
2.0 THE PROPOSAL - 2.1 The application seeks permission for the erection is for a 112 sq.m storage building to provide additional space the equivalent of 4 domestic garages. The garage will be located to the northern side of the garden, at the rear of the dwelling. - 2.2 The application states that the building will be used to provide storage for: - 3 classic cars (currently stored elsewhere on the IOM) Small landscaping tractor Trailer Mini-digger Garden Equipment Property maintenance equipment & tools Solar installation equipment, controls and battery storage Log storage
2.3 The proposed building will have a footprint measuring 16.0m x 7.0m and a height of - 3.0m to the rear and 3.8m to the front, forming a mono-pitched roof.
2.4 The building will be finished in green profile cladding to the walls and roof and green roller shutter doors. The roof will include a solar panel installation on the roof to provide sustainable energy for the dwelling and assist towards the running costs of the swimming pool. 26 (1.8sq.m) solar panels will be installed giving a total area of 46.8 sq.m of south facing solar energy producing somewhere in the region of 70kw of electricity.
2.5 The building will be accessed off an existing an existing area of hardstanding to the western side of the dwelling. A new section of grass porous paving will be laid to provide consolidated vehicular access and a small area to the front of the building.
3.1 The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an Area of High Landscape or Coastal Value and Scenic Significance. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.3 General Policy 3 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exception, which do not include the erection of domestic outbuildings. - 3.4 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.5 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." - 3.6 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982
Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
4.1 The application site benefits from the following planning history: No recent or relevant planning history. - 5.0 CONSULTATIONS
5.1 Bride Commissioners - No objection
5.2 DoI Highways Services - HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, providing the proposals remain ancillary to the existing building on the site. - 6.0 REPRESENTATIONS
6.1 No comments have been received. 7.0 ASSESSMENT
7.1 An assessment against relevant planning policies and material considerations is required. In the case of this application the proposal is for a domestic garden building within the residential curtilage of the dwelling. The site is identified as 'white land' and not zoned for any particular purpose on the 1982 Development Plan. It is therefore within the countryside. As such, there is a general presumption against development as set out in General Policy 3.
7.2 Additional protection to the countryside is provided by Environment Policy 1. This states that "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." Environment Policy 1 therefore establishes that development will not be permitted if it would adversely affect the countryside. - 7.3 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the countryside. - 7.4 In assessing the impact of the development, consideration has to be given to the scale, siting, appearance and visual prominence of the proposed development. - 7.5 The proposed outbuilding is limited in size and is set within the domestic curtilage, which is appropriate. Its siting to the north eastern corner of the garden area ensures that the building is well related to the contiguous built-up area of the village and does not stand alone as an isolated new building on the property. - 7.6 The siting of the building is suitably distant from retained trees to the boundary and new planting is indicated on the proposed site plan. - 7.7 The building design is a simple mono-pitched linear building that will be finished in green cladding to the walls and roof. Its appearance is somewhat agricultural and this is a suitable approach given the edge of village and countryside location. The inclusion of solar panels to the south facing roof slope is supported and will enhance the energy efficiency of the property as a whole.
7.8 The application site occupies a secluded location and is not visible from outside the application site, which is set within a low spot in the area. The site is also screened by dense boundary screening provided by existing trees, the relationship with the neighbouring dwellings and changes in topography. As such it is not anticipated that the building will be highly visible in the wider landscape, as there are no nearby highways, rights of way or other publicly accessible vantage points from which the development can be seen. - 7.9 Overall, the design, scale appearance and siting of the building are considered to be acceptable and the proposal will not, therefore cause any unacceptable harm to the Area of High Landscape or Coastal Value and Scenic Significance. The proposal therefore complies with Strategic Plan Environment Policy 2.
7.9 Having regard to the above considerations, it is considered that the proposed development will not give rise to any material harm to the character and appearance of the landscape. There will be no impact upon trees, ecology or amenity and, therefore, the proposals will not undermine the strategic objectives of Policies GP3, EP1 and complies with General Policy 2. For the reasons set out it is therefore recommended that the proposed development be permitted. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. _______________________________________________________________
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…16.09.2024 Signed :…………RUSSELL WILLIAMS………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit
PLANNING COMMITTEE DECISION 16.09.2024 Application No 24/00500/B Applicant Mr Daniel Potts Proposal Erection of a detached building to store private vehicles, equipment and vehicles associated with site maintenance, solar panel associated equipment and log storage Site Address The Grange Bride Isle Of Man IM7 4AT Planning Officer Russell Williams Presenting Officer As above Addendum to the Officer Report
The Committee agreed to the Officers recommendation, alongwith an additional condition specifying that the building must always be ancillary to the main dwelling and that no commercial activity is allowed.
The conditions as circulated and agreed stated;
C. 3 The use of the building hereby approved shall be restricted to ancillary residential use in association with the main dwellinghouse "The Grange" only and shall at no time be used for any commercial, industrial or business use.
Reason: In order to protect the countryside location of the site and in the interest of protecting residential amenity in the area.
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