Planning Officer Report Recommendations

Site Address: 14/00028/B Paul Richards Erection of a machine shed to replace existing garden shed Highfield Bibaloe Beg Road Onchan Isle Of Man IM4 SAD Case Officer: Expected Decision Level: Mr Edmond Riley 22.01.2014 22.01.2014 Officer Delegation

Officer's Report

- 1.0 THE APPLICATION SUE

The application site is the residential curtilage of the detached dwelling known as Highfiled, which is located on the northern side of Bibaloe Beg Road, Onchan. The property is single storey, detached dormer bungalow with two integral garages providing three internal parking spaces. Ancillary accommodation is attached to the rear elevation and overlooks the expansive garden. At the end of the garden is a summerhouse and adjacent shed. Neither of these has electricity or mains water supply.

1,1

The surrounding land uses are agricultural, with some sporadic residential and farm buildings further afield. The site is quite visible from the highway when adjacent it; otherwise it is well-screened from surrounding public viewpoints.

- 1.2 - 2.0 THE PROPOSAL

Planning approval is sought for the replacement of the existing shed and adjacent storage unit with one of roughly double the former's size. The existing shed measures approximately lOsqm (including that small storage), while the proposed shed measures just under 20sqm. It would have a floor-to-pitch height of 3.2m, which would be roughly 0.2m higher than the existing shed. This would leave its highest point 0.4m lower than the adjacent summerhouse, The plan indicates that the proposed shed would match the existing summerhouse in terms of finishings - that is, wooden and with wooden-framed windows some casement, others non-opening - with glazing bars.

2.1

3.0 PLANNING HISTORY

The application site has been the subject of a number of previous planning applications in respect of various alterations to the main dwelling, none of which are considered specifically material to the determination of the current application, applications for the erection of extensions to the rear of the dwelling for use as tourist accommodation were also approved in 2009.

3.1 Two - 4.0 PLANNING POUCY

4.1 In terms of local plan policy, the application site is located within a wider area of land that is not designated for any site-specific purpose under the Onchan Local Plan. There are 13 March 2014 14/00028/B Page l of 3

not considered to be any policies within the Local Plan of specific material relevance to the proposal.

• 4.2

Environment Policy 1 reads: "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".

• 4.3
• 4.4 Although the site of the proposed works is zoned as being within the countryside, it is also within a residential curtilage. As such, while General Policy 3 might normally be applicable, it is judged that the specifics of the proposal are such as to consider the general principles outlined in General Policy 2, which reads (in part): "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:

The application site effectively represents the curtilage of an existing and nontraditional property within the countryside. As such, there are two policies in the Isle of Man Strategic Plan that are considered relevant.

Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• b)
• c) and

Does not affect adversely the character of the surrounding landscape or townscape.

9) Does not affect adversely the amenity of local residents or the character of the locality."

5.0 REPRESENTATIONS - 5.1 Onchan District Commissioners recommend the application be approved.

- 6.0 ASSESSMENT

As noted, Highfield and its curtilage is not altogether visible from the public highway or from public viewpoints further afield; the topography and surrounding vegetation makes the site obscured, albeit surprisingly so given first appearances from the site plan provided. As such, the assessment of the impact of the proposal must be balanced against this.

• 6.1
• 6.2 The proposed shed is roughly double the size of the existing storage buildings at Highfield. At 20sqm, it is quite a large shed for domestic purposes but, equally, the garden and adjacent field, which is also in the ownership of the applicant - is much larger than the average residential garden. It is therefore considered that the size is unobjectionable.

In terms of the proposed location for the shed, the fact it is adjacent a summerhouse and in place of the existing shed/store serves to reduce its visual impact to within acceptable levels from both a public and private amenity point of view, ttie applicant advises that the summerhouse is used by the residents of Highfield and is not related to the associated tourist accommodation attached to Highfield. The proposed shed is also a significant distance from the dwelling and aforementioned tourist accommodation such that any impact in terms of residential amenity is unlikely to be unduly negative,

• 6.3

6,4

It is considered that the shed proposed is of a scale appropriate for the site and is unobtrusively located. The design and materials are those normally expected of a garden

shed. As such, it is not considered that an objection to the proposal could be sustained despite the potential conflict with the policies of the Development Plan.

7.0 RECOMMENDATION - 7.1 On balance, it is recommended that the planning application be approved.

- 8.0 INTERESTED PERSON STATUS

The local authority, Onchan District Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, Article 6(4)(e), considered "Interested Persons" and as such should be afforded Interested Person Status.

• 8.1

Recommendation Recommended Decision: Permitted Date of Recommendation:

10.03.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C2. The development hereby approved shall not be carried out except in full accordance with the plan date-stamped as having been received on 10th January 2014 carrying the reference 13/48/01.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date: i4b (y- Determining officer (delete as appropriate) Signed :........................... Chris Balmer Senior Planning Officer Signed :........................... Sarah Corlett Senior Planning Officer Signed :..... Michael Gallagher ' Signed :....................................... Jennifer Chance

Director of Planning and Building Control Development Control Manager