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Application No.: 22/01273/B Applicant: Mr Colin & Mrs Susan Mowle Proposal: Erection of a replacement outbuilding to provide storage, garaging and a joinery workshop (retrospective amendments to approved PA 20/00210/B) Site Address: Cordeman Road St Marks Ballasalla Isle Of Man IM9 3AJ Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.01.2023
C : Conditions for approval N : Notes attached to conditions This application has been recommended for approval for the following reason.
The development as undertaken on site is not considered to be significantly materially different from the scheme previously granted planning permission on site, whilst having been finished to a good standard without significant detriment to the visual amenities of the immediate locality or wider landscape when compared to the previously approved scheme. The development is therefore considered compliant with General Policy 2 (b) & (c), General Policy 3 and Environment Policy 1.
Plans/Drawings/Information;
This approval relates to drawings referenced; 1, 2 and 3, existing photos; 1, 2 and 3, and the submitted planning letter, all received 12.10.22. _______________________________________________________________
Additional Persons
None. _____________________________________________________________________________
1.1 The site comprises an existing L-shaped outbuilding located adjacent to the residential dwelling of Cronk-ny-Shee, St Mark's to the immediate south. The dwelling and the outbuilding in question are all accessed from a long, relatively straight lane leading westward from Cordeman Road, however the site benefits from a separate vehicular access to the dwelling at the end of the private access lane. It is understood that the building is used for the purposes of storage, garaging and a joinery workshop in accordance with the previous grant of planning permission at the site.
2.0 THE PROPOSAL - 2.1 The application seeks retrospective approval for amendments to PA 20/00210/B which granted planning permission for the demolition of a series of conjoined outbuildings and replacement with a single 'L' shaped outbuilding on a similar footprint but finished with a single pitch roof arrangement throughout. - 2.2 Amendments to the previously approved scheme as undertaken to date consist of the following:
3.0 PLANNING HISTORY - 3.1 The site has been the subject of various planning applications for the creation of the dwelling, a wind turbine and alterations to the access. More recently an application for a Certificate of Lawful Use was submitted to and approved for the use of the previous outbuildings for the purposes of a joinery workshop machinery store, garage and storage facility (PA 20/00443/LAW). It was considered on the balance of probability that the buildings had been used for storage and garaging purposes associated with the applicant's building company, with the additional use as a workshop in conjunction with the use of the remainder of the site as a dwelling and associated residential curtilage. A Certificate of Lawful Use or Development was issued on 25/06/2020. - 3.2 Planning permission was subsequently granted for the replacement of the outbuildings with a single 'L' shaped building under PA/20/00210/B.
4.0 PLANNING POLICY - 4.1 The site lies within an area designated on the Area Plan for the South as not for a particular purpose and as such, there is a presumption against development as set out in Environment Policy 1 and General Policy 3. However, there are provisions for the conversion of outbuildings to alternative uses including industrial under Environment Policy 16, although this requires that such buildings are only eligible where, inter alia, they are of historic, social or architectural interest which these would not be considered to be. - 4.2 In this case the use of the previously buildings have already been subject to a Certificate of Lawful Use application, the current proposals seek amendments to the subsequent permission to replace the previous non-traditional outbuildings with a new nontraditional outbuilding on a retrospective basis. The test of such development will fall to the visual and amenity impacts on the development particular on the countryside and neighbouring amenity, regard shall be given to EP1. - 4.3 Environment Policy 1:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix
5.0 REPRESENTATIONS - 5.1 Malew Parish Commissioners - no objection (02.11.2020). - 5.2 Highway Services - development would have no have no significant negative impact upon highway safety, network functionality and /or parking (28.10.22)
6.0 ASSESSMENT - 6.1 The previous issue of a Certificate of Lawfulness of Use and subsequent grant of planning permission to replace the previous outbuildings with a single purpose built outbuildings has rendered the principle of development to be acceptable. - 6.2 The development as built, whilst having deviated from the original permission as per the revisions listed in paragraph 2.2 of this report, is not considered to be significantly different from the previous consent in terms of built form, character and scale. As noted on site, the completed development has been finished to a high standard and, whilst clearly resulting in a degree of impact upon the wider landscape, is not considered to have resulted in a materially harmful visual impact in the context of the development previously granted planning permission.
7.0 CONCLUSION - 7.1 The development as undertaken on site is not considered to be significantly materially different from the scheme previously granted planning permission on site, whilst having been finished to a good standard without significant detriment to the visual amenities of the immediate locality or wider landscape when compared to the previously approved scheme. The development is therefore considered compliant with General Policy 2 (b) & (c), General Policy 3 and Environment Policy 1, and recommended for approval.
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:
8.2 The decision maker must determine:
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: 02.02.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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