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Application No.: 22/00490/B Applicant: Miss Tonia Brocklebank Proposal: Erection of replacement detached workshop and storage of motor vehicles. Site Address: Ellan Shilley Barrule Road Foxdale Isle Of Man IM4 3ES Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.07.2022
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: The application has been assessed on this basis only and as a replacement structure in the interest of protecting the Island's countryside from unwarranted development.
Reason: In the interest of visual amenity and to avoid the accumulation of unwarranted structures across the countryside.
This application has been recommended for approval for the following reason.
By reason of it being a replacement structure, the proposal is considered to have an acceptable visual impact and to accord with the general principles of Environment Policy 1, Housing Policies 15 and 16 and to meet with the general standards set out in General Policy 2,
and to be outside of the 9m from the high tension power cable as to meet with Energy Policy 2, and not to result in any new or increased harm beyond the existing arrangement on local ecology or habitats in line with Environment Policy 4.
Plans/Drawings/Information; This approval relates to the following documents all date received 19/04/2022:
This approval also relates to an email from the applicant and attached plan showing the location of the power line both received 20/06/2022. _______________________________________________________________
Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The application site relates to an existing timber shed associated with the dwelling Ellan Shilley, a detached cottage situated on the eastern side of the A3 Ballamodha Straight just north of the junction with the B39 Ronague Road and a short distance south of Foxdale. - 1.2 The dwelling sits at right angle along the main road, to the northern side is a detached garage. Towards the south of the dwelling and on the adjacent side of the driveway is an existing 5m x 5m flat timber shed. This shed was approved under 12/01380/B. THE PROPOSAL
2.1 The application seeks approval for the replacement of the existing timber shed with a new steel framed building measuring 8m x 11m and having an eaves level 3m high and a central ridge 3.7m tall. 4 roof lights are proposed on each side of the roof slope. - 2.2 On the gable joining the driveway is to be a large rolling shutter door, a single door is proposed on one side elevation and a small window on the rear gable. The building is show on plans to have a green finish with a grey coloured roof. - 2.3 Information submitted by the applicant indicates that this is to be used for private use only and assist in providing storage for both gardening equipment such as log splitter, chainsaws, ride on mower, as well as additional car garaging and a small private workshop space to maintain their cars. - 2.4 Following discussions with the case officer, the applicant provided additional information outlining the location of the overhear High Tension Power cable being approx. 14m from the existing building. PLANNING HISTORY
3.1 The application site has been subject to a number of previous planning applications relating to the main house and extensions and alterations to it, the erection of the detached garage (under 10/01195/B) and the erection of the existing timber shed. Noting the approved
extent of the residential curtilage as part of 08/02211/R and its reiteration in the plans submitted for the timber shed 12/01380/B.
4.1 The site has a primary overhead extra high tension line running through it from north to south and adjacent to the proposed building. The site also lies within an area not designated for development on the Area Plan for the South 2013 and on the 1982 Development Plan. The site is also recognised on the 1982 plan as being a Nature Conservation Zones, Nature Reserves and Sites of Ecological Importance for Conservation. The Area Plan for the South 2013 supersedes this indicating it being only a Draft Area of Ecological Importance.
4.2 In terms of planning policy there are no specific policies that refer to additional domestic garages or sheds on land not zoned for development, and so we must have regard to a number of other policies in its assessment. A domestic garage/shed building is not an uncommon structure found within a residential curtilage in fact the Permitted Development Order allows for the construction of one domestic garage subject to conditions. The existing property already has a garage sitting nearest the main house and the proposal now seeks to replace an existing garage/shed with a larger structure.
4.3 Housing Policy 15 and Housing Policy 16 acknowledge that residential dwellings already throughout the countryside and outline how to assess extensions or alterations to them in terms of visual amenity. Environment Policy 1 also seeks to protect the quality of the countryside for its own sake. So minded of the extant situation at the site a culmination of these policies plus the general standards set out in General Policy 2 would be relevant in the assessment along with Energy Policy 2 in respect of development not being within 9m of an overhead high tension power cable and Environment Policy 4 to ensure no adverse harm on any habitats or species.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Malew Commissioners - no objections (04/05/2022).
5.2 Department of Infrastructure Highway Services - Do not oppose (05/05/2022).
5.3 No comments received from neighbouring properties. ASSESSMENT - 6.1 There are policies regarding the safeguarding of overhead high tension power lines and areas of ecological importance, in both of these cases, the development would not have an adverse impact - the building is indicated as being in excess of 9m from the power line and the building would not result in any adverse or increased ecology impacts beyond the existing building and the existing arrangement as to result in any new or adverse harm on local habitats or wildlife. Therefore the fundamental issues in the assessment of the current planning application are the impacts of the larger replacement garage/shed building upon the character and appearance of the existing site and on the wider rural landscape.
6.2 The site of the existing garage sits lower than the main road and around 23m from the edge of the highway. Existing roadside trees and vegetation already screen the existing structure from public view. Although a larger and taller replacement building is now proposed and its positioning will sit slightly forward of the existing where possibly some acute views may be achieved, it is not expected that there will be any significant adverse increased or new significant adverse visual impacts beyond the existing building as a result of its development, it is likely that the wider character and appearance of the countryside and rural landscape will be unharmed. The structure also remains within the defined residential curtilage area as
approved in 08/02211/R and remains for a similar use to building which it is to replace and in connection with the use of the main dwelling - a condition shall be added to ensure no separate use and in the event that it is no longer required that it be removed and the ground returned to grass.
7.1 The proposal is for a replacement domestic structure for use by the main dwelling as a garage/workshop and for the storage of gardening/horticultural equipment. Given the existing situation at the site and the proposed structure, the proposal is considered to have an acceptable visual impact and to accord with the general principles of Environment Policy 1, Housing Policies 15 and 16 and to meet with the general standards set out in General Policy, and to be outside of the 9m from the high tension power cable in accordance with Energy Policy 2, and not to result in any new or increased harm beyond the existing site and building on local ecology or habitats in line with Environment Policy 4. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 01.08.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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