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The application is before the Planning Committee as an objector is a relative of an employee of the Department.
The application site represents the Little Mill Garage, Little Mill Road, Onchan, which is located on the eastern side of the Little Mill Road and north of Onchan Village. Within the site comprises a large detached barn which was last used as a commercial garage/workshop.
The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "Open Space"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Coastal Value and Scenic Significance.
Due to the zoning of the site the following policies are relevant for consideration:
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"Previously Developed Land"
Previously-developed land is that which is, or was, occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.
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The definition includes defence buildings, but excludes:
There is no presumption that land that has been previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.
Policy 7:
Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:
The application seeks approval for the erection of a dwelling. The dwelling would be two storeys in appearance, with a width of 13.8 metres, a total depth of 12.8 metres and a ridge height of 8.3 metres. The external finish of the dwelling would be in a rendered finish with a slate roof.
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"Visibility splays of 2x23 metres shall be provided at the point of access. The splays shall be kept clear of any object, vegetation, or other obstructions of a height exceeding 1.05m above the land of the adjacent carriageway.
The access drive arrangements shall comprise a turning facility to permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear."
The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Inland Fisheries Development Manager makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owners and/or occupants of 28 Groudle Road, Onchan, objects to the planning application, which can be summarised as; the development of this land retained the glen area for public open space; the original public open space should stand; and would set a precedent for other dwellings extending into the public open space.
A resident of Seacliffe, Old Castletown Road, Braddan, has recommended the application be refused.
The owner and/or occupant of Glen Rosa, Little Mill Road, Onchan, object to the planning application, which can be summarised as; Local Plan states no more houses to be built along Little Mill Road; the site is wet land; and highway issues regarding the access.
The owner and/or occupant of Forest Lodge, Little Mill Road, Onchan, object to the planning application, which can be summarised as; Local Plan states no more houses to be built along Little Mill Road; there has never been a dwelling on the site; and concerns of highway issues due to the development.
The owners and/or occupants of Ballig Farm, Little Mill Road, Onchan, object to the planning application, which can be summarised as; the building is not redundant, it has been used for 30 years for light industrial; if repair works were carried out on the existing building this would improve the visual appearance of the property; highway issues due to the development; Local Plan states no more houses to be built along Little Mill Road; does not meet the design criteria for development in the countryside; and impact upon water course and associated wildlife.
The owner and/or occupant of Glen Bower, Little Mill Road, Onchan, objects to the planning application, which can be summarised as; the building is not redundant, it has been used for 30 years for light industrial; if repair works were carried out on the existing building this would improve the visual appearance of the property; highway issues due to the development; Local Plan states no more houses to be built along Little Mill Road; does not meet the design criteria for development in the countryside; and impact upon water course and associated wildlife.
The General Policy Paragraph C falls into four parts:-
Previously developed land
The existing workshop/garage has been used as a commercial garage and contains an existing building on this site. It is therefore considered that the site is a previously-developed piece of land.
The building has a total length of 18.4 metres, a total width of 10.5 metres and a footprint of 170 square metres. It is therefore considered that the existing structure takes up a significant amount of land.
Redundancy of the existing building
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The authority has asked for further information regarding the redundancy of the building given the number of objections which question this matter. The applicant has stated that the existing building does not comply with current Health and Safety or Building Regulations and is in a very poor condition. They state that if the garage doors which front onto the highway are closed, a vehicle has to pull onto the road and if a car has been driven into the building in a forward gear, then the vehicle has to reverse out onto the highway as there is no turning provision. They also indicate that it would not make commercial sense to construct a new garage with hardstanding in this location, or to improve the existing building as the site would be directly competing with other garages that are better located, near main roads and with ample parking. They conclude, for these reasons, that the site at Little Mill Road would be more suitable for residential development.
Whilst the Authority would not disagree with the points raised, the policy requires that the continued use has become redundant. It is not considered this has been adequately proven, even after concerns have been raised with the applicant. Visiting the site on three separate occasions, the site would appear to be in some sort of usage as a builder's storage yard, though no permission has been granted for such a use on this site.
Impact on the landscape or the wider environment
This issue relates to the size and massing of the proposal and whether the proposal would reduce the impact of the current situation on the landscape or the wider environment. In terms of comparison, the existing building is larger in depth over the dwelling by 5.6 metres, however, in width the dwelling is 3.2 metres wider. The dwelling would also have a higher ridge height of 1.8 metres over the existing building.
An important factor to consider is that the proposal would be set back further from the public highway by approximately 5 metres. The setting back of the dwelling does help in reducing the appearance of the building when viewed from Little Mill Road from the south of the site. However, when travelling down Little Mill Road from the north of the site, it is considered the proposal would appear more visible compared to the existing structure, even though the existing is longer in length. This is because the existing shed is painted a black colour which blends in with the surrounding landscape significantly, compared to the proposed house with a rendered finish which would be a lot more apparent.
It is also important to consider that a wider and taller property, when viewed from Little Mill Road, would significantly increase the massing of the built development on the site, therefore it could be argued that the increase in massing of a building on this site would not reduce the impact of the current situation on the landscape or the wider environment, but would increase the impact upon the surrounding area.
Where the development proposed would result in improvements to the landscape or wider environment
Dealing with the issue of whether the development proposed would result in improvements to the landscape or wider environment, as can be seen from the photographs taken when visiting the site, on a number of occasions, the existing building certainly does not have any architectural interest and it appearance certainly does not add to the character of the area.
Whilst the proposal would result in a new building in a better condition compared to the existing, given the proposed height, width and massing, the proposal would lead to a considerable increased visual impact in the countryside, and therefore it is not considered the proposal to be an improvement to the landscape or wider environment.
Design
The proposal would be a two storey detached dwelling. Concerns have been raised that the proposal does not follow traditional Manx architecture. The site is zoned as being within an area of "open space" in the countryside and therefore Planning Circular 3/91 needs consideration. An argument could be used that when travelling along Little Mill Road, there are a variety of different styles and
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designs of dwellings ranging from traditional Manx architecture, Georgian designs, but also more modern 1960s/70's designed bungalows and a wooden chalet, therefore a mixture of designs already exists. However, although the more modern dwellings do, this is no reason to introduce further inappropriate development in the area. It is considered, due to the fairly prominent location of the site, in the open countryside, the dwelling should follow a more traditional design in line with policies 1-7 of Planning Circular 3/91.
A further concern relates to Environmental Policy 7 paragraph h. This policy states that development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species. The proposed dwelling would be sited 5 metres from a water course which runs adjacent to the northern boundary of the site. It is therefore considered, given that no mitigating measures have been proposed and given it is within 8 metres of a water course, contrary to Environmental Policy 7, a refusal can also be made on this basis.
Overall, for the reasons set out in this report, it is considered the proposal would be contrary to the relevant policies as indicated within the Isle of Man Strategic Plan and Planning Circular 3/91, and therefore it is recommended that the application be refused.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The owners and/or occupants of Ballig Farm, Little Mill Road, Onchan
It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Refused
Date of Recommendation: 13.11.2009
R 1. Whilst it is considered the site would comply with the definition of previously developed land which contains a significant amount of building, it is not considered the redundancy of the building has been proven sufficiently. Additionally, given the design, size, height and massing, the proposal would not reduce the impact nor improve landscape or wider environment therefore contrary to General Policy 3 of the Isle of Man Strategic Plan.
R 2. By reason of the inappropriate and non-traditional proposed proportions and form of the property and its fenestration, the proposal would be contrary to Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside and would result in a harmful and urbanising effect on the countryside.
R 3. The proposed development could lead to an adverse impact upon the aquatic and bankside habitats and species of the watercourse, and therefore would be contrary to Environmental Policy 7 of the Isle of Man Strategic Plan.
R 4. The proposed new bio disc and surface water soakaway are not indicated as being within the applicant's ownership. Additionally, the pipes from the dwelling to these units require infrastructure which cross a public highway. No information has been submitted which permits such works. Consequently, it is considered the proposal does not show adequately show how drainage provisions can be provided.
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 Sarah Corlett W 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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