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Application No.: 15/00436/B Applicant: Mr John & Mrs Julie Tomlinson Proposal: Erection of a garden implement store Site Address: Chequers Garey Ramsey Isle Of Man IM7 2EQ Case Officer : Mr Edmond Riley Photo Taken: 14.05.2015 Site Visit: 14.05.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of a dwelling known as "Chequers", a very large detached bungalow sited on the southeast of the Garey Ford highway running through the Garey, west of Ramsey. The Sulby River runs to the south of the site. - 1.2 The land here is typical of that around a watercourse and is very flat, green and with plenty of vegetation screening the built environment from public viewpoints. There are some other dwellings in the area and, other than Gareyford with which Chequers shares a highway access, none of these are directly visible from the application site.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of an almost entirely open-fronted timber store to the rear of the dwelling; it has three separate elements to store machinery (this would be enclosed), a tractor and wooden logs. There would also be an area of hardstanding to the front of the store measuring 2.9m by 11.6m, and another wrapping around the side elevation, measuring 9.4m by 0.9m. The store itself would measure 10.5m by 6.2m, and would have a shallow-pitched roof finished in tiles to match the dwelling. The store would be finished in timber and there would be 6 timber pillars to otherwise support the roof. - 2.2 The store would be sited to the north of the dwelling in a smaller part of the garden's grounds that are surrounded to the north by trees. - 2.3 The site can be viewed via glimpses through the deciduous hedging / treeline that provides the boundary of the site adjacent the public footpath running to the rear.
3.0 PLANNING HISTORY - 3.1 Planning approvals have been granted for extensions and alterations to Chequers under PAs 95/01748/B and 99/00785/B. The residential curtilage was slightly different on those applications, and did not include the part of the highway shared with the adjacent Gareyford dwelling; this was probably an oversight on the previous applications, and the
slight amendment to the red line of the application site for the current application is not considered to represent a formal seeking of a change of use of that extra parcel of land.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as 'white land' within the Isle of Man Development Plan 1982. - 4.2 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. - 4.3 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". - 4.4 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:
5.0 REPRESENTATIONS - 5.1 Lezayre Parish Commissioners - approved unanimous (18.05.2015).
6.0 ASSESSMENT - 6.1 Given the level and nature of development proposed, the fundamental issues to consider in the assessment of the application are the impact of the erection of the store on appearance of the area. - 6.2 The site is substantially screened from the Garey Ford highway, and the location of the proposed store especially so given the position and size of Chequers itself. There is, however, a public footpath to the rear of the site and views into the site from here are a little more easily made, but could not be said to be prominent by any means. - 6.3 The site's relative invisibility from public positions is not in itself a justification for the relaxation of planning policies aimed at protecting areas of open space and the Manx countryside. That being said, although the site is not zoned for development, Chequers is an established residential property with a large garden and it is considered reasonable that the site requires a building such as that proposed to be associated with the use of garden maintenance and upkeep.
6.4 The building is really quite large in size but, finished in timber, would be sited adjacent to the existing trees along the curved northern-western boundary. The building would look like a residential garden shed - albeit a large one - and is therefore considered domestic in appearance. A smaller shed would be preferred, but the design and position are such that the lack of harm from the point of public amenity would make an objection on this ground unsustainable. That the majority of the store would be quite significantly open is such as to reduce the visual impression given by the building, which, if filled out in appearance through four solid walls, would be more apparent. - 6.5 Hardstanding is not an especially welcome addition to the proposal, but is perhaps understandable given the kind of vehicles that would be using the store, and that proposed is not considered to be unduly large relative to the size of the building. It would also be masked from view by the building itself to a fairly significant degree.
7.0 RECOMMENDATION - 7.1 It is therefore concluded that the planning application should be approved. It is considered that a condition limiting the use of the building to residential-related purposes would be appropriate. Its size is such that it could be used for a commercial enterprise at some point in future but, although this could require planning approval in itself, the application is not actually explicit on the fact that the building for residential purposes only. Such a restriction would be appropriate given that an approval to the proposal is, or could be seen to be, an exception to the policies seeking to protect development in the countryside, and its acceptability is almost entirely related to its being used for residential purposes.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
26.05.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
Reason: The building has been exceptionally approved in the countryside and on the basis that its need is underpinned by the size of the residential curtilage of the dwelling in question. Any alternative use of the building would therefore require separate consideration.
The development hereby approved relates to the following plans and information, datestamped as having been received 22nd April 2015: The Location Plan (scale 1:2500), 1291.1, 1291.2 and 1291.3.
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; 27.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed : Sarah Corlett Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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