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1.1 The site is the curtilage of an existing dwelling, Cregsweld, situated on the southern side of the rural, narrow road which leads from the A25 past the entrance to Meary Veg towards Balnahowe Farm. This road is part of the Raad ny Foillan long distance footpath.
1.2 The site which has a frontage to the highway of 70m and a depth of 145m, accommodates the main dwelling which is modern in appearance, has a footprint of 22m by 8m, an over area of 261 sq m with a further 44 sq m in the garage and greenhouse alongside, and is finished in a tiled roof and dashed render. There is also a poorly maintained shed on the site and the garden, which is similarly poorly maintained, stretches out to the south west, incorporating a small orchard at the lower end. Access comes straight off the highway past the dwelling and to a wider area where parking is available. The house has an integral garage and a detached double garage alongside which is linked by a small canopy.
1.3 The dwelling is visible as one approaches and passes the site on the rural road and is also visible from the A25 from where the lower floor is largely screened by the existing hedge boundary to the north west of the house. The view from the A25 is generally towards the sea and the wider panorama rather than to the individual dwellings in the landscape.
2.1 Proposed is the replacement of the existing outbuilding with a new building which will accommodate storage space for the applicant's tractor, trailers, domestic vehicles and stables. The existing building to be replaced has a footprint of 32m by 11m with a section closest to the dwelling which has a higher floor level. This building comprised a row of poor quality sheeted buildings with monopitched roof. Some of the building has a stone floor.
2.2 The proposed building will have a consistent roof profile with a pitched roof which is slightly lower than the highest part of the existing building and a footprint of just under 32m by 9 - 11m. The building will be at one level and finished in brown sheeting. This level is around that at the centre of the existing building (the land slopes upward from south west to north east).
2.3 The applicant confirms that they initially wished to retain the outbuilding but were advised that they are structurally unsafe and as such reconsidered and now wish to build a completely
new structure. They have classic cars, four general use vehicles, three motorcycles, a jet ski, ride on mower and children's pedal cycles, beach and camping equipment. They would like to have an area as an artist's studio for a member of the family.
3.1 The site sits within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Open Space and of an Area of High Landscape or Coastal Value and Scenic Significance.
3.2 As such, there is a presumption against development as set out in Environment Policies 1 and 2 of the Strategic Plan. There are no policies to allow for domestic outbuildings although there is provision within the planning legislation for the erection of sheds, greenhouses and garages within a domestic curtilage without planning approval under the Permitted Development Order.
4.1 Planning permission was granted for the erection of a greenhouse under PA 88/04020. Most recently planning approval was granted to the extension of the dwelling - PA 13/91523/B.
5.1 Santon Parish Commissioners indicated initially that they were unsure of the justification for the building which they consider is "large" on a piece of land which is "relatively small" (14.01.15). However, following the submission of further information as outlined in paragraph 2.3 above, the Commissioners now recommend that they will be content to accept the decision of the Planning Office (04.02.15).
6.1 The building will replace an existing building which is in poor repair and which is visible from the A25 Old Castletown Road. What is proposed will be taller in some parts but generally the impact will be similar to what currently exists but in better repair. No indication is given as to the colour of the proposed sheeting: dark brown or dark green would be most suitable.
6.2 The site is such that some level of storage space is justified for the maintenance of the site and bearing in mind the existence of a building which is similar in size and impact, it is considered that what is proposed is not unreasonable and as such is recommended for approval.
7.1 The local authority, Santon Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted Date of Recommendation: 04.02.2015 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The outbuilding may be used only for agricultural purposes and/or storage in association with the occupation of Cregsweld.
Reason: to protect the amenities of the countryside and allow only development which is relevant to its site.
C 3. The building hereby approved must be finished in sheeting which is dark green or dark brown unless otherwise approved by the Department.
Reason: to minimise the visual impact of the replacement building.
This approval relates to drawings P5508/01A, 02 and the location plan all received on 11th December, 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 11/2/15
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Jennifer Chance Head of Development Management
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