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                                      23/00804/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00804/B Applicant : Mr & Mrs Paul Wheeler Proposal : Erection of detached Workshop/Garden Store building to rear of dwelling Site Address : Plot 3 Land Adjacent To Beechfield Glen Auldyn Lezayre IM7 2AD

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.08.2023 __

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. The workshop/garden store within the ground floor and store within roof space of the proposal hereby approved shall only be used in association with the main dwelling house located on "Plot 3" and for purposes incidental to the use of main dwelling house on "Plot 3" as a single dwelling and shall not be occupied as an independent dwelling unit and only in accordance with the internal layout shown on plan 20 received on the 12.07.2023.

Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; to prevent the accommodation being used as self-contained/tourist accommodation which is unrelated to the main dwelling house; avoiding any future fragmentation of the curtilage; and the living accommodation being used separately from the main dwelling house would result in a unacceptable level of overlooking of the occupants of the main dwelling house.

This application has been recommended for approval for the following reason. The proposal is considered to be appropriate in this location and complies with General Policy 2 of the IOM Strategic Plan, Planning Circular 8/89 and Residential Design Guide 2021 having no adverse impact or effect upon the countryside or harm the character and quality of the landscape and also having no significant adverse impacts upon public or private amenities.

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Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 12.07.2023.

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Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) __

Officer’s Report

1.0 THE SITE 1.1 The site is Plot 3 of a recently approved single detached dwelling set in larger grounds which is situated on the eastern side of Glen Auldyn. The site has to its immediate south two approved dwellings and to the north island which is part of the curtilage of Beechfield (within applicant's ownership) which also sits to the north of the application site.

2.0 PLANNING HISTORY 2.1 Planning approval was granted for the principle of three plots and the details of the erection of a dwelling on one of them under 16/00650/B at appeal. The application had been approved by the Planning Committee following which an appeal was requested by the owners of Gill Rhennee. The inspector appointed to consider the appeal recommended that the development, by virtue of its scale and design would have an unacceptably adverse impact on the visual appearance and character of the area, contrary to General Policy 2 and Environment Policy 42 of the Strategic Plan. The Minister disagreed with that recommendation and approved the application, agreeing with the inspector that the development would not have a harmful impact on neighbouring amenity, highway safety, flood risk or drainage, but suggesting in terms of the visual impact of the development, that the land use designation leads to substantial properties and complies with Planning Circular 8/89 and notes the proposed landscaping and that design is often a subjective matter.

2.2 Further, the following planning approvals are considered the most relevant in the consideration of the current application;

2.3 Reserved matters application in association with PA16/00650/B for the erection of two detached dwellings with attached garages - 20/00637/REM - APPROVED

2.4 Creation of three residential plots including access and erection of a detached dwelling with attached garage on plot one - 16/00650/B - APPROVED

3.0 THE PROPOSAL 3.1 The application seeks approval for the erection of detached Workshop/Garden Store building to rear of dwelling. The proposal would have a width of 8.2m and a depth of 8.7m.

4.0 PLANNING POLICY 4.1 The site lies within an area of Proposed Low Density Housing in Parkland on the Town and Country Planning (Development Plan) Order 1982. Development within such areas is guided by Planning Circular 8/89 - Low Density Housing in Parkland which generally requires houses to sit in at least 1 acre of their own grounds and be substantial in size, well designed and finished to a high quality. General Policy 2 sets out general standards for development and

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                                      23/00804/B                                     Page  3  of  4

the Residential Design Guidance 2021 encourages good design and sets out how the impact of development on existing adjacent dwellings may be measured.

3.2 There are other policies within the Strategic Plan which provide guidance on flood risk (Environment Policies 10 and 13), impact on ecology (EP4) and highways/parking (Transport Policy 4 and 7). Some of these issues were addressed in the parent approval.

5.0 REPRESENTATIONS 5.1 Highway Services have commented (14.07.2023); "- After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."

5.2 Flood Risk Management (DOI) comment (17.07.2023); "The property suffers from surface water flooding. Conditions Flood mitigations should be observed. Services from above and installed above potential flood levels. The garage should not be used as sleeping accommodation.

5.3 Lezayre Commissioners do not object but question as no services are being amended how will the proposal be powered and no approval should be allowed in future to change its use (08.08.2023);

5.4 DEFA Fisheries 31.07.2023 - No objection

6.0 ASSESSMENT 6.1 In relation to the principle the starting point is that the site lies within area designated for development; albeit "Proposed Low Density Housing in Parkland". Planning Circular 8/89 - Low Density Housing in Parkland is most relevant to consider as well as General Policy 2.

6.2 In terms of the principle of the works there are no concerns. It is not uncommon to have a detached garage/store to residential properties, especially those west within significant grounds. The garage/workshop building compliments the main dwelling house in appearance, finish and design approach; albeit being located to the rear it would not be a prominent feature and certainly act as a subservient building compared to the main dwelling. The mature roadside landscaping would likely screen any significant public views also.

6.3 IN relation to power, it is likely it will use a connection from the main dwelling which is currently under consideration. This wouldn't need to change the main connection from the dwelling to the mains. In terms of future uses, this cannot be prevented at this stage, the future owners may need to submit a further planning application to change the workshops use and this would be considered at that stage.

7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to be appropriate in this location and comply with General Policy 2 of the IOM Strategic Plan, Planning Circular 8/89 and Residential Design Guide 2021 having no adverse impact upon adversely affect the countryside or harm the character and quality of the landscape and also having no significant adverse impacts upon public or private amenities and therefore recommended for an 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: (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;

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(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 above who should be given Interested Person Status. __

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: 09.08.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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