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Ballabunt Croft Cooil Road Braddan Isle of Man IM4 2AQ
30 July 22
Planning & Building Control Directorate, Department Environment, Food & Agriculture, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF.
Dear Sirs,
Further to refusal of our previous planning application 19/00978/B, being that our personal circumstances have not changed, the need for this structure remains. Accordingly we lodge an amended proposal for a private residential garage building, after seeking and receiving valued advice from DEFA South Planning in May 2022.
From: Singleton, Jason [mailto:[email protected]] Sent: 27 May 2022 14:05 To: Redacted Cc: Martyn Hobson <[email protected]>; DEFA, South Planning Enquiries <[email protected]> Subject: Proposed erection of a detached garage / workshop with associated access and parking area; to Ballabunt Croft, Cooil Road, Braddan.
Good afternoon, Thank you for the attached plans and discussion about seeking planning approval at the above site yesterday. As part of the pre-application process, I'll provide some commentary below that I hope will be of some assistance.
I'm not too familiar with the property but quickly looking at it from a desk top study perspective (aerial image attached from 2021) and review of the planning history I can offer the following guidance;
I understand you wish to erect a private domestic garage for the storage of private motor vehicles and garden machinery and implements to mainly tidy up the appearance of your existing residential curtilage.
I note from the 2009 application (09/00860/B - Door / window alterations to dwelling house) when looking online, that the red line goes around the whole of the site and on the application form notes the existing and proposed use as residential. Equally the application in 2007 (07/00345/B - Erection of a new porch to rear and creation of a new window to side elevation) noted the existing and proposed use on the application form a both residential. This is further evidenced when reviewing the aerial imagery over the years. I note you mentioned how the land has always been used as part of your garden.
Therefore regard must be given to the reasonableness of the scale and siting of the proposed development within the defined residential curtilage of Ballabunt Croft, in view of their subsequent impacts.
The starting point is the land designation. On the Area plan for the East, the land is not zoned for any particular use, essentially white land but I acknowledge from discussion the land is part of your residential curtilage and not a field, as mentioned above. It is not uncommon for large houses in the countryside with large gardens to seek additional buildings within their curtilage, and permissions have been granted in the past for car/bike garages, helicopter hangers and alike that is not strictly in accordance with Policy. Equally we have also approved similar buildings to be used as equestrian stabling and riding arenas (21/00666/B)
The relevant planning policies from the strategic plan would be; Spatial Policy 5 General Policy 2 General Policy 3 Environmental Policy 1 Transport Policy $4 / 7$ From these policies and given consideration to any development in rural areas, the main aspects that would be assessed are categorised as below; (i) Principle (GP3) (ii) Visual Impact (Gp2; EP1) (iii) Highway Safety (TP4 \&7)
To give you an example, the below planning reference numbers can be viewed online which will show the officers report and will give you an idea of the level of information that has been submitted, the pertinent planning policies, and how the application is assessed against those policies. As you will see below here have been a number of decisions taken by the planning committee to approve such detached buildings in the countryside associated with a residential dwelling, subject to a criteria, mainly based on fact and degree and the level of visual impact and proposed use of the building. $20 / 00648 / B$ $17 / 00780 / B$ $21 / 01559 / B$ $21 / 01134 / B$
21/01036/B
stabling and riding arenas (21/00666/B)
Looking at the site from google street view, there could be a number of conflicting issues arising, but my initial thoughts that would need to be explored are;
I would also give thought to showing a cross section drawings of the site demonstrating the overall height of the building in comparison to the adjacent trees and that of the existing garages and dwellinghouse indicating the pertinent levels on site and any proposed changes in levels to facilitate the building. I note all the levels are displayed on the site plan but a clear drawing that demonstrates whether the proposed garage is subservient or not in comparison to the existing buildings on site.
I note that the chosen location is to be as close to the existing group of buildings and to minimise its visual impact when compared to the indicated alternative two locations. The type of building and level of box profile finish would be common for rural buildings and evidence in many agricultural buildings so would not be seen as uncommon with the rural areas and could be acceptable subject to further assessment.
I note that there was a previous refusal on site in 2019 (ref;19/00978) and the revised proposals are to address those reasons for refusal and the building is slightly reduced in scale and removes the fenestration details on the gable elevations studying the attached plans. Essentially I would reflect on the comments above and would be happy to offer further advice prior to the submission of a planning application.
Hope this helps guide your next thoughts and the level of information required for a subsequent application.
Kind regards
Jason
Principal Planning Officer Planning & Building Control Directorate Department of Environment, Food & Agriculture (DEFA) Murray House Mount Havelock Douglas
Isle of Man IM1 2SF TEL: 01624685950 To be kept up-to-date on changes to the planning service, sign up to our mailing list by sending your request (including contact details) to [email protected]
Our first application included a statement explaining why we sought planning permission for a private garage building to store our classic cars and equipment, to maintain the large garden areas at Ballabunt Croft, as so there seems little point in reiterating.
Trying to use points of the refused application constructively \& the constructive guidance from Mr Singleton, we feel that this application successful overcomes the issues. We have considered re positioning the building elsewhere on our land, however other locations that are demonstrated on our prepared site plan were not practical - due to various site constraints.
Accordingly, we feel that the location proposed remains the best option. As proposed the garage building is within close proximity \& subservient to the existing building cluster, near a densely planted garden area that provides excellent screening from the road and public views. We estimate the garage ridge line is around 2 metres lower than our house.
We had previously discussed at length with Mr Andrew Igoea the former Government Arborist our plans - advice received also contributing to the chosen location, without being detrimental to the existing belt of fir trees that exist and successfully screen the building. We remain happy to increase levels of planting and landscaping alongside the highway with high quality native species of tree - as noted on the proposed plans and in line with previous recommendations from the Senior Biodiversity Officer of the Eco System Policy Team.
In writing this statement, we are hopeful the department will now look favorably on our proposal.
Yours faithfully, Redacted
APPLICANTS : Kevin \& Voirrey Minay.
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