Officer Planning Report Recommendation

Planning Report And Recommendations {{table:441389}} ### Considerations {{table:441386}} ### Written Representations ### Consultations {{table:441387}} {{table:441388}}

Officer's Report

The Site

The application site represents the residential curtilage of "Clover Cottage" which is an existing detached dwelling situated to the southern side of the Main Road in Sulby. This north facing property is situated approximately 220m to the west of the Sulby Bridge and the A17. The cul-de-sac of "The Mill Race" is located to the south (rear) of the application site. The property sits on a modest elongated plot, running east to west and comprises a two storey pitched roof dwelling.

The Proposal

The proposed planning application is seeking approval for the erection of a timber framed shed to the north eastern corner of the application site. The pitched roof shed would measure 6000mm x 4000mm and at a height of 2750mm.

Planning Status

The application site is within an area of "Residential Use" under the Isle of Man Development Plan, 1982. Within the Isle of Man Strategic Plan 2007 there is one policy which is considered specifically material to the assessment of this current planning application - General Policy 2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

The following previous planning applications should be considered in the assessment and determination of this application:

PA 04/00696/B - Erection of a replacement porch - Permitted PA 05/00966/B - Demolition of existing dwelling and construction of replacement dwelling on site of Clover Cottage together with remedial works to adjoining property - Permitted on Review

PA 07/00456/B - Erection of a replacement dwelling - Permitted PA 07/01448/B - Erection of a detached garage / store and garden shed - Refused PA 08/01184/B - Erection of detached garage - Permitted

Representations

Lezayre Parish Commissioners have approved the proposed development. The Department of Transport Highways Division has not commented on the proposal.

Assessment

The material planning matters which need to be considered regarding this application include the impact upon the existing property; adjacent properties and the street scene.

With the proposal modestly scaled and designed; sited approximately 25 m from the dwellinghouse and in the corner of the front garden, it is judged that it would not have an adverse impact upon the existing property.

The proposed development would not have a detrimental effect on the neighbouring properties due to its siting and scale. The shed would be located to the north eastern corner of the plot, not in view of the neighbouring properties. Furthermore, with the site bordered by the public highway on three sides and with the site bordered by a reasonable level of vegetation, the proposal would not have any adverse impact upon the residential amenities of the neighbouring properties either from, loss of light, overbearing impact or overlooking resulting in loss of privacy.

With the shed sited to the north eastern corner of the application site, it is considered that the boundary treatment which borders this area of the site would provide sufficient screening to protect the visual amenities of the locality, without adversely affecting the surrounding landscape.

RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. PARTY STATUS

It is considered that the following parties, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• Lezayre Parish Commissioners
• The Department of Transport Highways Division

Recommendation Recommended Decision: Permitted Date of Recommendation: 23.03.2010 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.

C 2.

This approval relates to the submitted Drawings CL1, CL2 and CL3 all received on 18th February, 2010.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer