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18/00375/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00375/B Applicant : Mr Paul Morton Proposal : Erection of a workshop and store Site Address : Greenhill Jurby Road Andreas Isle of Man IM7 2EJ
Planning Officer: Mr Owen Gore Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.08.2018 __
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 store/workshop, hereby approved, shall only be used by the owners and/or occupants of Greenhill for purposes in conjunction with the existing equestrian use of the stables and paddock and shall not be used at any time for any commercial use or for storage, residential or any other use incidental or ancillary to the dwelling at 'Greenhill'.
Reason: The Department does not consider the site suitable for anything other than private use and to ensure that there is no unwanted integration between the two separate planning units of the stable block and the dwelling.
Plans/Drawings/Information:
This planning permission relates to the following plans and documents: -
Drawing No. M01C20 - Existing and Proposed Elevations, and Proposed Floor Plan Photographs Date-stamped as having been received 10 April 2018
Site Plan Location Plan Date-stamped as having been received 3 August 2018
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18/00375/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is a timber stable block and associated hardstanding, adjacent to the dwelling at 'Greenhill'. The revised site plan, in accordance with previous applications on this site, includes the stable block and the paddock to the north within the redline boundary. Within the blueline boundary is the dwelling and the agricultural fields to the south.
THE PROPOSAL 2.1 The proposal is for an extension to create a workshop and store to serve the existing equestrian use on the site.
PLANNING POLICY 3.1 The application site is shown on the 1982 Development Plan northern map as not designated for any site specific purpose and therefore shown as 'white land'.
3.2 In terms of strategic plan policy, the Strategic Plan contains several policies that are considered specifically material to the assessment of this current planning application:
3.3 Environment Policy 1 states that 'The countryside and its ecology will be protected for its own sake...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'.
3.4 Environment Policy 19 states that the 'Development of equestrian activities and buildings will only be accepted in the countryside where there will be as a result of such development no loss in local amenity, no loss of high quality agricultural land (Classes 1 and 2) and where the local highway network can satisfactorily accommodate any increase in traffic (see Environment Policy 14 for interpretation of Class 1 and 2)'.
3.5 Environment Policy 21 states that 'Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used'.
PLANNING HISTORY 4.1 The following previous planning applications are considered to be specifically material in the assessment of the current application: -
o 13/00109/B - Erection of stables; approved - 13.08.2013 o 14/01401/B - Extension to existing stable building; approved - 04.02.2015 o 14/01402/B - Erection of a detached tack / rug room (retrospective); approved - 09.06.2015
4.2 In all three instances the site location plan was submitted showing or amended to show the redline boundary around the equestrian use, including the stables and the paddock to the north and excluding the remaining agricultural land as well as the residential use, i.e. the dwelling, garage and garden.
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18/00375/B Page 3 of 4
REPRESENTATIONS 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they do not oppose, in the response dated 11 May 2018.
5.2 Andreas Parish Commissioners have commented on this application and stated that they do not object, in the letter dated 21 May 2017.
ASSESSMENT
Principle 6.1 There was some confusion regarding the separate planning units on the wider site owned by the applicant i.e. between the stables granted under planning permission 13/00109/B and the replacement dwelling granted under planning permissions 08/02182/A and 11/00568/REM, which has subsequently been amended by various applications. Two amended site plans have been provided, the first of which was withdrawn by the applicant pending a meeting.
6.2 A meeting was held between the applicants, their agent and the case officer and it was agreed that a second amended redline site plan would be provided (as within the approved plans list, date-stamped as having been received 3 August 2018). The case officer explained the separation of the two uses as separate planning units and that the principle for a workshop in this location to be used as part of the equestrian use of the stables only, would be acceptable. This was acknowledged by the applicant and the plan was provided.
6.3 The principle for the proposed workshop, associated with the private equestrian use of the stables, is therefore acceptable, subject to the considerations below.
Character and appearance 6.4 The proposal is small scale and would not unacceptably harm the characteristics of the existing building or the character of its surroundings.
Impact on neighbours 6.5 There are no nearby neighbours except for the dwelling at 'Greenhill' and the scale of the proposed development means that it is unlikely that it would result in a significant adverse impact upon the living conditions of this property.
CONCLUSION 7.1 In conclusion it is considered that the proposed store/workshop is acceptable as it would comply with the policies set out within the Strategic Plan, particularly those specifically relating to this type of development. Therefore, subject to conditions, it is recommended that this application be approved.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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 (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
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18/00375/B Page 4 of 4
o whether there are other persons to those listed in Article 6(4) 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.
Decision Made : Permitted
Date: 22.08.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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