DEC Officer Report

Application No.: 22/00587/B Applicant: Mr James & Mrs Suzzane Greenhalgh Proposal: Alterations and repairs to existing outbuilding to change layout and cladding Site Address: The Warren Clannagh Road Santon Isle Of Man IM4 2HP Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.08.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. This approval relates to alterations and repairs to the general purpose building for storage of private motor vehicles and garden equipment associated with "The Warren, Clannagh Road, Santon, as shown in the drawings received on 12 May 2022.

Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.

• C 3. All external facing, window and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the submitted drawings (in terms of colour and finish). No new types of materials shall be added to the external elevations of the development, hereby approved. Reason: In the interests of the character and appearance of the site and surrounding area.

• C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or car ports shall be erected within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.

N 1. The approval hereby granted is for alterations and repairs to existing outbuilding to change layout and cladding and does not in any way serve as approval for the conversion of the building to Residential accommodation. The outbuilding shall continue to be used as a general purpose building for storage of private motor vehicles and garden equipment all associated with "The Warren", Clannagh Road, Santon.

This application has been recommended for approval for the following reason.

The application is considered to accord with Environment Policies 1 and 4, General Policy 2 and Paragraph 8.12.2 of the Strategic Plan, and Landscape Proposal 7 of the Area Plan for the East.

Plans/Drawings/Information;

This permission relates to the Drawing Register, Drawing Nos. 30, 31 and 32, all received on 12 May 2022. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of an existing dwelling, The Warren, which sits on the western side of the Clannagh Road which links the A5 and the Stuggadhoo. Immediately to the south east of the site is another dwelling, Clannagh House which sits to the south east of the application dwelling. To the south west of the site and the dwelling is a third dwelling, Ballacorris Croft. - 1.2 The existing dwelling on the application site is set below the level of the road but is visible therefrom with Clannagh House being higher and more prominent from the highway. Both properties appear as relatively modern properties with tiled roofs and light coloured, rendered walls set in relatively spacious grounds which are mostly lawned. These properties are also visible from much further south, near St. Mark's as white rectangles sitting in a rough line along the southern side of Chibbanagh. - 1.3 The existing dwelling has a detached garage between it and the road and a detached outbuilding at the lower, south western end of the site.

- 2.0 THE PROPOSAL

2.1 Planning approval is sought for alterations and repairs to existing outbuilding to change layout and cladding. - 2.2 The proposed works would include:

• 2.2.1 Replacing roof over outbuilding with new Black Sonisodail roofing panels or similar.
• 2.2.2 Replacement of cladding on building:

• i. Existing metal cladding panels on north-west elevation to be replaced with dark grey or green Microrib metal panel or similar, while area of cladding on this elevation to be replaced with larch shiplap boarding. The existing storm damaged wall on this elevation to be replaced if required.
• ii. On the southeast elevation, the existing metal cladding panels are to be replaced with dark grey or green microrib metal panel or similar, while cladding on lower section to be replaced with larch shiplap boarding, existing storm damaged wall replaced if required. The existing doors which serve the garden room on this elevation to be replaced with new black PVC framed patio doors.
• iii. On the northeast elevation, the existing metal cladding panels to the garage/store/shed to be replaced with dark grey or green microrib metal panel or similar. Also the cladding on the garage section (to be made a workshop/craft area) would be replaced with larch shiplap boarding.
• iv. On the southwest elevation, the entire cladding shall be replaced with larch shiplap boarding.

2.3 Other works proposed would include:

• i. Replacing the existing storm damaged wall on the rear section of the outbuilding if required.
• ii. Installing a new log burner with flue within the new garden room which was previously a workshop/store. The new flue shall project 1m above the roof of this section of the building.
• iii. Closing up the existing window fenestrations on the southwest elevation of the outbuilding and creating new black PVC framed windows. Five of the new windows would measure 1.5m x 920mm, while one would measure 1m x 920mm.

2.4 There would be internal alterations within the building to create a workshop, craft room, shower, Office/Kitchenette, Garden room, garden store, a garage/store and garage/store shed. - 2.5 The applicants have indicated on the application form 'Description of the Proposed Development' that the proposed use of the site is residential in conjunction with the dwelling. However, no details or supporting information have been provided to support the conversion of the building to residential use as required by General Policy 3 (b) and Housing policy 11.Also, there are no indications on the submitted layout to suggest that the building would be used for residential use. As such, the application would only be assessed as an application for alterations and repairs to existing outbuilding to change layout and cladding, and not change of use to residential. The property would remain an ancillary outbuilding to the main dwelling.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated as not for a particular purpose and also within a Landscape Character Area (a classification system which replaced the Areas of High Landscape or Coastal Value and Scenic Significance in the East) of Incised Inland Slopes on the Area Plan for the East (2020). The site is not within a Conservation Area, there are no registered trees on site, and the site is not within a registered tree area. The site is also not within a flood risk area. - 3.2 The Area Plan for the East Landscape Character Appraisal provides the following advice for the area in which the application site sits:

• 3.2.1 Landscape Strategy Conserve and enhance:

• a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons;
• b) its scattered settlement pattern;
• c) its Victorian garden and the railway.

• 3.2.2 Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area. Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway.
• 3.2.3 Landscape Proposal 7 (Santon) In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and considering siting, colours, materials, finishes and the general scale.

3.3 There are no Strategic Plan policies which presume in favour or against ancillary buildings such as garages and sheds for the maintenance of non-agricultural land in the countryside. However, there is general acceptance by way of the Permitted Development Order for garages and sheds and other domestic structures. - 3.4 Given that the site has an established residential use and the site is within a location with existing properties, it would also be relevant to consider the general standards of development as set out in General Policy 2. This is hinged on the fact that it relates to design and amenity; indicating development should be supported provided it, "respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them...". - 3.5 Paragraph 8.12.2 provides guidance to alterations and extensions to properties in the countryside. It states: "8.12.2Extensions to properties in the countryside As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this". - 3.6 Environment Policy 1 protects the countryside and its ecology, while Environment Policy

• 4 protects ecology.

3.7 Other policies within the Strategic Plan which are relevant to the proposal are; Infrastructure Policy 5, and Community Policies 7 and 11.

4.0 PLANNING HISTORY - 4.1 The application building was approved under 05/00727/B and was for a general purpose building for storage of motor caravan, garden equipment, tractor and trailer and classic cars. The approval was subject to the following conditions which are vital to consider:

• C2: "This approval relates to the extension of the existing driveway and the erection of a general purpose building for storage of private motor vehicles and garden equipment all associated with "Ballaconneyn" (formerly "The Warren"), as show in the drawings received on 18th April, 2005".
• C3: "All external finishes to the building must be coloured dark green".

4.2 The main dwelling has been the subject of applications for alterations and extensions which are not considered relevant to the current application.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 27 May 2022. - 5.2 Santon Commissioners have not made any comments on the application although they were consulted on 20 May 2022. - 5.3 No comments have been received from neighbouring properties.

- 6.0 ASSESSMENT

6.1 The key issues to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the site and area, whether there would be any adverse impacts on the surrounding countryside and landscape, and the impact on the ecology of the site. - 6.2 Visual Impact

• 6.2.1 In assessing the visual impact of the proposed alterations to the outbuilding, it is considered that the works which are proposed do not significantly or adversely change the appearance or character of the property and the use of the outbuilding, but would improve its functionality through improved lighting and better thermal conditions (consequent on the repair of the external cladding) and as such the modifications are welcome and appropriate.
• 6.2.2 Visually, the site is secluded from the highway (about 157m) and sits well within the open countryside with some sections of the proposed location screened by the hedges, bushes and shrubs that line the site boundary, with the sod bank along sections of the abutting highway further serving to limit views to the site, although the outbuilding would be visible from vantage points along this highway at distant views. Whilst it is accepted that views would be obtainable from the abutting highway, a significant number of the changes are to the rear where views would be attainable over a considerable longer distance from Ballacorris Road to the southwest. Additionally, the scale, form and nature of the alterations, including finishing are such that would be sympathetic to the existing outbuilding which is within the open countryside.
• 6.2.3 The proposed doorway and window alterations in terms of its proportion, form, scale and design are in keeping with the property. Also, the roof change although black is not

considerably different from the existing dark coloured roof finish on the building. As well, the timber cladding which would weather and turn grey in the future, as well as the Microrib metal wall cladding which is grey in colour would ensure that the property does not appear more prominent than its current appearance. It is also important to note that the new flue which would only rise about 1m above the roof and positioned at the rear where the main roof ridge would rise above it would not result in adverse visual impacts on this modern outbuilding. Accordingly, it is regarded that the development is visually acceptable, and the proposed changes and alterations are considered to be an acceptable form of development in this respect.

6.3 Impact on surrounding countryside and landscape

• 6.3.1 With regard to the Impact on the countryside, this is somewhat linked to the previous paragraphs in that any visual impact is by extension an impact on the countryside. It is also important to establish if any real harm would result with respect to environmental concerns (in terms of impact on the landscape) that could result from the development. Within the current scheme, there would be no impacts on trees nor would the development involve the alteration of the open fields surrounding the site, or changes to the building footprint and surrounding grounds. Therefore, it is considered that that would no detrimental impacts on the landscape or surrounding countryside as a result of the proposed development.

6.4 Impacts on ecology

• 6.4.1 In terms of possible impacts on the ecology of the site, it is considered that the scheme does not involve alterations to the site area, or changes to the existing biota on site. Whilst it is noted that the removal of the existing roof and some of the cladding could impact on ecology around the site, as these could hold potential for housing birds or bats in the locality, it has already been established under PA 21/00203/B which is the most recent full application for the site that the main ecological concern at the site relates to lizards as there are records of lizards on the sod banks in this area. Given that the works would not alter or impact on any of the sod banks within the site area, it is not considered that the proposal would result in detrimental impacts on the site ecology.

• 6.4.2 It is also important to note that the Ecosystem Policy Team has no raised any concerns with the scheme as they do where they consider a development to have detrimental impacts on ecology. Based on the foregoing, it is not considered that the proposed scheme would adverse impacts on ecology.
• 7.0 CONCLUSION

7.1 The proposed works are considered to be within the bounds of acceptability so as to not result in a significant adverse visual impact on the wider countryside and ecology in line with EP1 and EP4. The development is also considered to accord with Paragraph 8.12.2 of the Strategic Plan and Landscape Proposal 7 of the Area Plan for the East, and is supported. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management 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 : S BUTLER Stephen Butler Head of Development Management

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