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                                      18/00906/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00906/B Applicant : Dr Jonathan Henley Martin Proposal : Erection of wood cabin to side of property for use as storage and hobbies room Site Address : 18 Erin Lane Port Erin Isle Of Man IM9 6FE

Head of Development Management: Mr S Butler Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 26.10.2018 __

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.

Plans/Drawings/Information;

This approval relates to the plans and information date stamped as having been received on the 17th August 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The property is a relatively large new-build detached house at the end of a cul-de-sac. A foot path continues on out of the road but does not run past the application site. The side

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                                      18/00906/B                                     Page  2  of  3

(North/Eastern) boundary of the application site is the rear boundary of No 6 (in part) and 7 Erin Close and is marked by a fence and hedge. The rear boundary is shared with fields.

2.0 PROPOSAL 2.1 Proposed is the erection of a pitched roof timber cabin which is 4 metres by 5 metres (total footprint 20 metres) and 2.5 metres at its highest point (2.2 at its lowest). The total volume is therefore less than 50 cubic metres. The cabin has doors and two windows in one elevation (which would face into the back garden of the main property) and a side window which would face towards the rear of No. 7 Erin Close. The cabin would be 0.9 metres from the side wall of the house and 1 metre from the boundary with No. 7 Erin Close. The cabin would be sited behind a fence and hedge which would partially screen it from view when standing at the front of the property looking towards it.

2.2 It is noted that the Permitted Development Order (2012) allows for the erection of garden sheds/summerhouses up to 15 square metres in ground area (cumulatively) as long as the height is under 2.8 metres and no part of the structure is closer than any part of the dwelling nearest the highway (or 20 metres, whichever is nearer). If the proposal was reduced in footprint by 5 square metres (25%) it would be permitted development.

2.3 The site defined in red on the submitted plans does not appear to extend as far out as is the actual boundary of the site and the proposed structure would not fit within the area defined in red. However, there would appear to be sufficient space for the structure when looking at the aerial images and there is not considered to be any material harm in considering the application on the basis of the facts on the ground and the measured dimensions on the site and section drawings, rather than the site as defined in the submitted location plan whose scale is not provided.

3.0 PLANNING POLICY 3.1 The area is designed as Predominantly Residential within the Area Plan for the South (2013). It is not within a Conservation Area.

3.2 The Isle of Man Strategic Plan 2016 General Policy 2 (GP2) - Development within land- use zones is relevant in considering the application.

4.0 PLANNING HISTORY The previous planning applications are not considered to be specifically material in the assessment of the current application.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 DOI Highways have indicated No Highways Interest (28.09.18).

5.2 Port Erin Commissioners indicated they support the application (12.10.18)

5.3 No comments have been received from neighbouring properties.

6.0 ASSESSMENT Character and appearance 6.1 Given the size, nature and positioning of the proposal it is unlikely to have a significant impact on the wider streetscene. It is considered that the proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with GP2.

Impact on neighbours

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                                      18/00906/B                                     Page  3  of  3

6.2 There is a window within the side of the cabin which could give rise to overlooking. This is within 20 metres of the rear wall of No. 7 Erin Close. However, given the boundary treatment and nature of the proposal it is not considered that the potential for overlooking is so great as to be a reason for refusal. On balance it is considered that the proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents In this respect, the proposal complies with GP2.

7.0 CONCLUSION 7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016.

8.0 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 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: 26.10.2018

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.