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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises land located on the western side of the West Baldwin Road in Braddan. The proposed development comprises the erection of a garage and workshop building on the application site. PLANNING HISTORY
The application site has been the subject of a number of previous planning applications and has valid planning approval for the conversion of the existing buildings into residential accommodation. Works to convert the buildings have been commenced.
Planning application 08/01895/B sought approval for the erection of a garage and workshop within the application site. This previous planning application was considered and refused on the 20th February 2009. The two reasons for refusal were:
Braddan Parish Commissioners have no objections to the planning application.
The Department of Transport Highways Division do not oppose the planning application.
In terms of land use designation, due to differences in scale it is somewhat difficult to precisely locate the application site on the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. However, using the ordnance survey gridlines as a reference point it is concluded that the application site is located within land that is designated as wood under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. Planning Circular 6/91, the written statement that accompanies the local plan, contains one policy that is considered specifically material to the assessment of the planning application. Policy 13.3 states: "The rural areas of Braddan Parish District will be designated as being of high landscape value. As part of this policy it is essential that the important tree groups and woodland within the parish be subject to a maintenance and management scheme that will include underplanting as and when necessary."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."
The planning application seeks approval for the erection of a garage and workshop building on the application site. The proposed building is an oak-framed three-bay building (two open and one closed) with stairs to the side that access usable space within the roofspace. The basic footprint of the building measures , with the ridge height measuring 5.4 m . The form and position of the proposed building differs from that proposed by previous planning application 08/01895/B.
Having viewed the application site it is concluded that the size of the proposed building is excessive. Whilst there may be reasonable expectation to provide garaging and general machinery storage in association with the conversion of the adjacent buildings into residential accommodation the provision of the proposed building is not appropriately subservient. It occupies a relatively prominent position adjacent to the highway and within its rural location. Given its size this would result in unacceptable harm to the amenity of the area. Due to the size of the building being converted and the existing outbuilding it is not accepted that there is a justified need for a building with usable room within the roofspace. A true single storey building, as suggested within the assessment of previous planning application 08/01895/B, would be more appropriate.
Similarly to previous planning application 08/01895/B, although the submitted drawing does not show the position of existing trees within the application site it is evident from site visit that the proposed development will affect a number of existing trees. Indeed, it would appear likely that a number of these trees will have to be removed as a result of the proposed development. Irrespective of the issue of the size of the proposed building, the failure to show the existing and potentially affected trees on the submitted drawing is additional reason for refusal of the planning application.
It is recommended that the planning application be refused.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Refused Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals R 1. By reason of its size the proposed building is considered to be harmful to the amenity of the area and not suitably subservient to the residential development that it purports to serve. As such, the proposed development is contrary to the provisions of Environment Policy 2 of the Isle of Man Strategic Plan 2007.
The planning application fails to adequately demonstrate the impact of the proposed development on existing trees contained within the application site. As far as can be assessed from the submitted information it is apparent that the proposed development would lead to the loss or damage of existing trees. As such, the proposed development is deemed to be contrary to the provisions of Environment Policy 3 of the Isle of Man Strategic Plan 2007.
I confirm that this decision accords with Government Circular No 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 : Refused Date : Signed : Senior Planning Officer
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