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17/01177/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01177/B Applicant : Mr Richard Delaney Proposal : Erection of detached garage and garden store Site Address : Ballamenagh Moar Farm Ballamenagh Road Baldrine Isle Of Man IM4 6AJ
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit : 17.01.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.01.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The detached garage; hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at Ballamenagh Moar Farm, Baldrine; and shall not be occupied as an independent dwelling unit.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
C 3. The proposed building hereby approved may be used only in association with the main dwelling house "Ballamenagh Moar Farm" and for purposes ancillary to the use of main dwelling house "Ballamenagh Moar Farm" as a single dwelling, and may not be occupied, rented or sold off separately and only in accordance with the internal layout shown on plan 911/01 received on the 10th November 2017.
Reason: The detached building is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
Plans/Drawings/Information; This approval relates to drawings referenced 911-001 date stamped received 10th November 2017.
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17/01177/B Page 2 of 5
Interested Person Status - Additional Persons
None __
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Ballamenagh Moar Farm, Baldrine. The dwellinghouse is a large detached property within its own gardens. The building is set back 50m from the Ballamenagh Road and is partially screened by the existing mature hedging and trees on the boundary and within the site.
1.2 The application site sits centrally within a small hamlet of residential properties; to the north is a bungalow with detached garage bordering the site, approximately 30m away; and to the south a barn conversion of 4 dwellings approximately 35m away.
THE PROPOSAL 2.1 The application seeks for the erection of a single storey detached garage adjacent to the dwellinghouse.
2.2 The detached garage would measure a footprint of 7.0m wide and 9.0m long with a pitched tiled roof. Attached to the garage is a garden store measuring 3.0m long and 4m wide.
2.3 The layout of the building would have two vehicles parking bays with individual garage doors; a dedicated store section with pedestrian width doors and a smaller but attached garden store with double doors. The area above the garage is indicated and confirmed by the agent (29/01/18) as storage in association with the dwellinghouse and would be accessed by means of a conventional loft ladder, albeit not indicated on the plans.
2.4 The design of the garage would see the inclusion of three windows in the south west gable elevation. They would be proportionally placed to reflect the design and style of the windows on the dwellinghouse. There would be two windows on the ground floor and one centrally placed within the roof space for effect. This elevation would be finished in facing stone cladding to match the same elevation of the dwellinghouse to reflect the appearance and materials.
PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications that are considered specifically material to the assessment of this current planning application;
3.2 16/01309/B - Alterations, erection of single and two storey extensions to dwelling. APPROVED. This proposal focused on erecting two wing extensions either side of the dwellinghouse, one single storey and the other two storey.
3.3 15/01170/B - Alterations and erection of a rear extension to dwelling. APPROVED. This application sought to construct a replacement rear extension with a flat-roofed extension measuring 3.90m by 4.91m, and would provide a utility room and WC.
3.4 09/00823/B - Erection of a detached garage / store. APPROVED. The development proposed by the current planning application is located within the residential curtilage of the property and is suitably subservient to the dwelling in terms of size and appearance. As such, it is considered that the proposal suitably addresses the concerns of the previous planning application. However this permission has not been implemented and has now lapsed.
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3.5 08/01992/B - Erection of replacement building to provide garage, store and study area. REFUSED on the basis that the proposed building was overly large and had a similar appearance to that of a detached dwelling/ bungalow in its appearance.
3.6 04/01880/B - Erection of a workshop/store and home office building to replace existing outbuilding. REFUSED. The application proposed a new garage building which resembled a dwellinghouse to the west of the main house. The application was refused on lack on detail with the application documentation.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the application site is zoned under the Isle of Man Development Plan Order 1982 as white land or not zoned for development and sits to the east of an area marked as woodland, but is within an area zoned as High Landscape Value or Costal Value and Scenic Significance and within the catchment of an area Designated as 'Nature conservation zones, nature reserves and sites of ecological importance for conservation'.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application;
4.3 The relevant parts of General Policy 3 state: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: ... f) building and engineering operations which are essential for the conduct of agriculture or forestry".
4.4 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 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
4.5 Environment Policy 2:
The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
REPRESENTATIONS 5.1 Garff Parish Commissioners has not commented.
5.2 Highways have commented but have no objection (13/12/17)
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the principle of development; (ii) the visual impact on the character and quality of the landscape of the designated AHLV.
(i) the principle of development.
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6.2 In considering this application, it is noted the area is not zoned for development and there is a presumption against development other than set out in General Policy 3. Although, the proposal does not fit specifically into any of the criteria for acceptable development, regard must be given to the reasonableness of the scale and siting of the proposed developments in view of their subsequent impacts, if any, on the countryside taking into account that subservient domestic buildings such as sheds and garages can be introduced under the terms of the Permitted Development Order and in principle are generally accepted. In this case it is relevant to give weight to Environment Policies 1 and 2 which protect the countryside for its own sake and the character and appearance of areas of High Landscape Value and Scenic Significance.
6.3 It has to be remembered that under permitted development a detached garage could be built; 6m x 6m and 2.9m to the eaves level with a roof pitch to match the dwellinghouse. There is no garage at the property and justification for one is acceptable. It is also acknowledge the former 2008 approval that has not been implemented and now lapsed. However the location, design, scale and finish has not been altered significantly since that approval, nor has the policies changed since 2008.
(ii) the visual impact on the character, appearance and quality of the landscape in this part of Baldrine as a designated AHLV.
6.4 The location of the detached garage would be 8m to the west of the dwellinghouse. The ground floor of the garage would provide parking for two cars and an area for a store and attached garden room.
6.5 This scale and massing of the building could be partially visible from the highway given its position being nearer than the dwellinghouse. Whilst there is a degree of natural foliage and trees on the boundary, the proposal would see the removal of two trees (T1 and T2) in agreement with DEFA Forestry and replaced with 6 further trees to thicken up the planting on the boundary which would help ameliorate any visual impact of the building.
6.6 Whilst the proposed use of the building is for garaging and storage, it would be read within the streetscene of the residential curtilage in conjunction with the dwellinghouse and the sympathetic design and finish would not look out of place. The garage would remain subservient to the dwellinghouse and would not be considered to remove any amenity space as the curtilage is respectfully large by comparison.
6.7 The upper floor of the garage would provide additional storage as confirmed by the agent. Whilst no staircase has been shown on the plans, the agent has confirmed (29/01/18) that access is to be provided from an internal loft ladder and the use is in conjunction with the main house. A concern is given the size and scale of the detached garage; it could be viewed as a new dwellinghouse or independent planning unit. Especially given the history of the site where an application was refused in 2008 for a similar scaled detached building and this current application is larger than the 2009 approval for a detached garage.
6.8 Reflecting on the above and the previous history, the situation now is different, as the appearance of the main dwellinghouse has altered and has increased in its massing from previous planning permissions. The design of this garage has sought to match the roof pitch of the main dwelling and side extensions. The agent has noted "Reducing the pitch to, say, a 30 degree pitch or a flat roof, would not have been in keeping with traditional proportions,". The design has seen the inclusion a small single gable window at first floor level in the south elevation to break up the massing and to enhance the traditional appearance. The finish to the south elevation is finished in Manx stone to reflect part of the finish to the dwellinghouse. Given the main dwellinghouse has been extended in its footprint; this ensures the garage is closer in its relationship and when viewed from the highway would be seen in the context of a dwellinghouse and would be considered an acceptable addition to the property.
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6.9 Given any concerns over the segregation from the dwellinghouse, it would be appropriate to add a suitably worded condition to ensure the use remains ancillary to the dwellinghouse and does not become an independent planning unit.
CONCLUSION 7.1 Considering the level and scale of development proposed within this planning application, it is considered to be relatively modest and not judged to cause harm to the appearance of the main dwelling house or considered to harm the character and quality of the landscape and wider surrounding area. The detached garage would respect the main building in terms of its design, appearance, character and the chosen materials would complement the existing building. As such the proposal is deemed acceptable and would comply with General Policy 3 and Environmental Policy 1 and 2 of the Isle of Man Strategic Plan 2016 as it is not considered to detrimentally affect the countryside.
INTERESTED PERSON STATUS 8.17.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and Manx Utilities and (e) The local authority in whose district the land the subject of the application is situated.
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 6(4) who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 31.01.2018
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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