Planning Officer Report

Officer's Report

Application No.:	12/01380/B
Applicant:	Tonia Denise Brocklebank
Proposal:	Erection of timber shed
Site Address:	Ellan Shilley Barrule Road Foxdale Isle Of Man IM4 3ES
Case Officer:	Miss S E Corlett
Photo Taken:	30.10.2012
Site Visit:	30.10.2012
Expected Decision Level:	Planning Committee

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE

The Site

1. The site represents a parcel of land to the east of the Foxdale Road (A3) between the Corlea Road (B39) and the Shoulder Road (A36). The land accommodates a cottage which sits with its ridge at right angles to the road and very close to it. The cottage was recently renovated and extended (see Planning History below) and as renovated represented a traditional property which provided 76 sq m of floor areas (measured externally) in a linear arrangement with a central core and a small annex on the roadside and a slightly larger one on the eastern side.

1. A subsequent application was considered to extend the cottage and to add a detached garage - PA 10/1195. This increased the floor area to 106 sq m and a further sun room was added under PA 11/0759.

1. The site has a vehicular access from the A3 and a parking area at the rear of the cottage. Despite its additions, the cottage still retains its original charm and character and is a well built, well designed development which fits comfortably on the site.

The Proposal

1. Proposed now is the erection of a timber shed. This would be 5m by 5m – larger than that allowed under the Town and Country Planning (Permitted Development) Order 2012. It would be constructed in timber with a mono-pitched roof finished in sheeting.

1. The shed would be sited on the southern side of the entrance drive

Planning Status

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as "white land", that is, not designated for development.

1. The draft Planning Policy Statement on Landscape Character Assessment contains the following guidance:

"4.2 Type A: Uplands

The overall strategy for the protection and enhancement of the Uplands Landscape Character Type is to conserve and enhance: the predominantly open and exposed character of the moorland hills and mountain summits; the generally uninterrupted skyline and panoramic views across the lower slopes and plains towards the sea; the strong sense of tranquillity and remoteness; and the distinctive features of cultural heritage and nature conservation interest. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• (a) Housing and business development would be out of place within the predominantly open, exposed, and visually-sensitive Upland landscapes;
• (b) Any buildings which are deemed necessary should avoid exposed or visually-prominent locations, and should reflect local building materials and styles;
• (c) Care should be taken not to compromise the sparsely-settled pattern of isolated, small-scale farmsteads within the Uplands;
• (d) Care should be taken to minimise visual clutter of highways infrastructure and signage on the unenclosed and simple character of rural roads that cross the Uplands;
• (e) Vertical telecommunication masts or structures, or renewable-energy development such as wind turbines, may be out of place within the predominantly open, exposed, and visually-sensitive Upland landscape, and care should be taken to ensure that the location of such development does not dominate the landscape."

1. The draft Southern Area Plan identifies specific policies in respect of the Southern Uplands as follows:

"The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquility and remoteness and its wealth of cultural heritage features." Key views include "open and expansive panoramic views out to sea and over the southern portion of the Island and distant views in some areas enclosed by the surrounding peaks."

Planning History

1. Planning permission was refused for renovation of the existing cottage and extensions under PA 03/0467. Permission was then given for the renovation and extension of the property (the re-building of the eastern annex) under PA 06/1556. This was amended, with the insertion of rooflights and minor changes to the doors and windows, under PA 08/0362. Work commenced upon PA 08/0362 and despite care taken to preserve the existing fabric in accordance with the approved plans and the method statement submitted in respect of that application, all but the front elevation of the main core and the entire western annex were removed or collapsed during the works. A further application was submitted to regularise these works, PA 08/2211 which was refused by the Planning Committee and recommended for refusal by the reporting Appeal Inspector. The Minster, however concluded that as the scheme had been endorsed by a structural engineer and had been capable of renovation, planning permission had been granted on two occasions for renovation and the applicants had purchased the site on this basis and that a refusal would be likely to result in hardship, and approved the application. Work was implemented in accordance with that permission.

1. PA 10/1195 proposed an extension to the cottage and the erection of a detached garage and both were permitted. The extension was on the rear elevation towards the eastern end and projected 5.5m from the rear elevation. The length of the ridge of the extension was 0.5m longer than that of the main core cottage. The extension provided a further 30 sq m of floor area - some 39% larger than the existing.

1. The garage is an L shaped structure finished in stone with a slated roof, with the longest walls 7m and an eaves height of 2.3m. The eaves are approximately level with the height of the roadside bank to the west which has a fuchsia hedge on top which extends to the cottage and obscures the view of the cottage from the north until one is almost parallel with it.

Representations

1. Malew Parish Commissioners indicate that they do not oppose the application.

Assessment

1. The proposed shed is a relatively modest structure. The provisions of the Town and Country Planning (Permitted Development) Order 2005 were suspended in the approval of development of the site and as such permission is required for any form of shed or greenhouse or ancillary structure. The area where the shed is to be sited is used for car parking and the proposed shed will not appear out of place or intrusive, and is lower than the adjacent highway.

1. If the shed were to be positioned on the northern side of the entrance, it would be visually part of the existing complex but the timber finish would be different from the stonework on the dwelling and the garage and it could lead to a cluttered character which would be out of keeping with the very traditional and attractive building group which has been created. The application is therefore considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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

C 2. This permission relates to the erection of a shed as shown in drawing WL/10/1165/4B and the accompanying information, all received on 12th October, 2012.

C 3. The shed may be used only for purposes ancillary to the residential occupation of Ellan Shilley.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: A Committee Meeting Date: 26/11/12

Signed: Danewitt Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☐ YES ☑ NO