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Application No.: 09/00578/REM Applicant: Mr Joe Taggart Proposal: Reserved matters application for the erection of an agricultural workers dwelling Site Address: Field 432609 Douglas Road Ballasalla Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose. 24.08.09 - Do not oppose has no traffic management, parking or road safety implications. Consultee : Malew Parish Commissioners Notes: object 14.08.09 - Do not object to these amended plans. Consultee : Manx Electricity Authority Notes: Comments received
This application is recommended for consideration by the Planning Committee rather than being considered under delegated powers as the site has been the subject of several applications for the principle of the dwelling, all considered by the Planning Committee.
The site represents a small square of land within Glashen Farm, to the east of Ballasalla. The site coincides with the site of an approval in principle for a farm worker's dwelling, permitted under PA 08/1572. The site lies alongside the farm access which leads down from the A5 Castletown/Douglas Road to the existing farmhouse and farm buildings which lie to the north west of the site. The agricultural land associated with the site stretches from the A5 to the A26 St. Mark's Road.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance.
Planning permission was sought and refused on appeal for an agricultural worker's dwelling under PA 07/1782 and a subsequent application, PA 08/1572 was permitted subject to four conditions which required, inter alia, the new dwelling to be single storey and designed in accordance with the provisions of Planning Circular 3/91 and that it be sited within a specified residential curtilage, which it now is, and occupied by a person whose employment is in agriculture - the standard agricultural worker's occupancy condition.
Proposed here are the matters reserved from PA 08/1572 - namely, the siting, design, external appearance, internal layout, means of access and landscaping. The siting is in accordance with the plans submitted and the approval granted under PA 08/1572 . The original submission showed a dwelling predominantly single storey other than garaging which is provided underneath part of the dwelling in an excavated area adjacent to a proposed parking and turning.
The applicant has now revised the plans to propose an entirely single storey property which is 4.85 m below the level of the entrance. The height of the property is 5.85 m high to the ridge and the property will be as close as 38 m to the road.
The property is not entirely traditional - it is single storey with a naturally slated roof, one chimney offset from the ridge. The windows are vertically detailed within wider apertures and rooflights in the front and rear pitches.
Planting is shown on the drawing to the rear and side of the proposed dwelling - there is no planting currently in place in this area and the site would benefit from it. The planted area is outwith the area edged red but within the area defined in blue on the application drawings so a condition requiring planting in this area would be possible.
Malew Parish Commissioners object to the application on the basis that the proposal does not comply with the condition requiring the building to be single storey and designed in accordance with Planning Circular 3/91. They have written in further indicating that they have no objection to the amended plans.
Department of Transport Highways and Traffic Division do not oppose the application. The Manx Electricity Authority raise issues regarding electricity supplies, which are not material planning considerations. These should not be referred to in the planning decision notice.
The proposal is in accordance with the conditions of the approval in principle and is a modest property which would be suitable for someone with limited mobility and a retiring farmer, as was the intention expressed in the approval in principle. Provided that an agricultural worker's occupancy condition is attached, the Town and Country Planning (Permitted Development) Order 2005 is suspended and planting is required, this is considered to be acceptable.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Manx Electricity Authority raise issues regarding electricity supplies, which are not material planning considerations and as such the Manx Electricity Authority should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 25.08.2009
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The dwelling may be occupied only by a person or persons engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants.
C 3. This permission relates to the erection of an agricultural worker's dwelling as shown in drawings 07/3118/2(B) received on 31st March, 2009 and 8/398/1(A) received on 17th July, 2009.
C 4. Prior to the commencement of any works on site in connection with the proposed dwelling, a planting scheme which shows tree planting in the area shown on plan reference 7/398/1(A) to the south east and north east of the proposed dwelling must be approved by the Planning Authority. This scheme must include appropriate species of tree for the site (the advice of the Department of Agriculture, Fisheries and Forestry is recommended in this respect) and trees must not be planted with the visibility splay.
C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
C 6. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
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 : Committee Meeting Date :
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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