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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/01077/B Applicant : Mr Alexander & Mrs Alison Holt Proposal : Erection of a detached building to provide entertainment space and associated facilities Site Address : The Meadows Port E Chee Tromode Douglas Isle Of Man IM2 5PD

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.12.2018 __

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. No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.

Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.

C 3. The protective measures and construction methods detailed in a report titled 'BS5837:2012 Tree Protection Plan and Arboricultural Method Statement', prepared by Manx Roots and submitted in support of the application on 16th October, shall be fully installed and implemented.

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Reason: To ensure that trees marked for retention are adequately protected, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.

Plans/Drawings/Information;

This approval relates to drawing numbers 18-587 PL 001, 18-587 PL 101, 18-587 PL 201, 18- 587 PL 301, 18-587 PL 302, 18-587 X 000, 18-587 X 001, 18-587 /02/PRO DESIGN STATEMENT, Manx Roots Tree Management Plan Section 2. Tree Survey and Arboricultural Impact Assessment and Section 3. Tree Protection Plan and Arboricultural Method Statement all date stamped and received 16/10/2018.

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Interested Person Status - Additional Persons

none __

Officer’s Report

1.0 THE SITE 1.1 The application site represents the residential curtilage of The Meadows, Port E Chee, Tromode, Douglas which is a large detached mansion house sat within its own grounds covering approx. 10.5 acres. The site is located to the south of the Tromode Road and the River Glass, which runs along the entire northern and eastern boundaries of the site. To the south of the site is Port E Chee Meadows and Douglas Rugby Club, with Peel Road beyond. The site comprises a significant amount of established and well maintained landscaping. Along the boundaries there is a varying array of vegetation and trees and also a number of mature trees across other parts of the site.

1.2 The existing dwelling is set back sum 260m from the entrance joining the main Tromode Road and beyond a large lake. The current dwelling on site was originally approved as a replacement in 2014 under PA 14/01005/B. This application was approved for the demolition of the existing dwelling and outbuildings and erection of a replacement dwelling with detached garage and staff accommodation, re-instatement of lake, erection of boat house and associated landscaping.

1.3 Within the grounds of the property and nearest the south-west corner is an existing tennis court, this area including the hard surfacing edging measures around 33m x 16.5m. This tennis court is surrounding by a mix of hedging and trees.

2.0 THE PROPOSAL 2.1 This application seeks approval for the removal of the tennis court and its replacement with a two storey entertainment outbuilding to be used ancillary to the enjoyment of the main house.

2.2 The proposed outbuilding is to be around 20m long x 16m wide with an additional 2.5m store at one end and a small lobby at the other taking the overall length to around 24m. The proposed two storey building is to be 6m high to parapet eaves level and finished behind with a double pitch roof both with central ridge heights of 8m. The building is to be finished to match the appearance of the main house and existing garage outbuilding.

3.0 PLANNING HISTORY

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3.1 There have been a number of previous planning applications on this site, the following one is considered to be most relevant in the assessment and determination of this application:

o 14/01005/B - 'Demolition of existing dwelling and outbuildings and erection of a replacement dwelling with detached garage and staff accommodation, re-instatement of lake, erection of boat house and associated landscaping'. APPROVED.

4.0 PLANNING STATUS 4.1 The application site is located within an area identified as being "An Area of Open Space or Woodland - Private Woodland" under the Douglas Local Plan Order 1998. Given the private woodland designation of the site it is relevant to consider Environment Policy 3 of the IOM Strategic Plan. There are no strict policies relating the erection of outbuildings within existing residential curtilages in the countryside, while General Policy 3 ultimately seeks to protect the countryside for its own sake, this particular site has a clear and evident long established residential history and is uniquely positioned in a rural position yet still within the existing settlement boundary of Douglas. Such ancillary buildings as proposed here are common within the grounds of stately homes and grander houses in the countryside such as this. Given the nature of the proposal it would perhaps be most relevant to assess the application against the general standards towards development set out in General Policy 2 and given the countryside locality of the site also elements of both Housing Policies 15 and 16 which seek to protect views from a public perspective from harm and in ensuring the development is in keeping with the main dwelling.

4.2 Environment Policy 3: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.

4.3 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption.

4.4 Housing Policy 15:

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The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).

4.5 Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.

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

5.1 Douglas Borough Council o No objection (02/11/2018)

5.2 Department of Infrastructure (DOI) Highways Division o DNO - Do Not Oppose (dated 04/12/2018)

5.3 Neighbours' views o No comments received

5.4 DEFA Arboricultural Officer o Comments received 02/10/2018 indicated that there was a lack of information with regards to a tree protection plan and Arboricultural method statement. o Following the submission of additional Arboricultural information the DEFA Arb. Officer provided updated comments addressing the visual amenity of the trees from within the site and recommended two conditions be added to any approval ensuring that the tree protection and construction methods referred to in the Arboricultural reports are fully implemented to ensure the tree to be retained are protected in the interest of visual amenity.

6.0 ASSESSMENT 6.1 The proposed entertainment outbuilding would be located where the existing tennis court is sited and nearest the south-west corner of the site. Ancillary buildings such as this are not uncommon at grand stately homes and in this particular instance the proposed building is to remain ancillary to the enjoyment of the main house and its development is contained within the existing residential curtilage and does not result in an unacceptable spread of development.

6.2 Whilst not modest in size, the proposed outbuilding is considered to be reasonably appropriate for a dwelling of this size, and its overall design, siting and finished is in keeping with the existing dwelling and adjacent detached garage building.

6.3 Given the semi-rural location of the site and being set back a considerable distance from the main roads and public vantage points it's expected that the proposal would have little visual impact of the surroundings and the distance from its nearest neighbours is sufficient enough to limit any impacts on general living conditions and amenity.

6.4 Being located within an area of private woodland and the site being in close proximity to a number of existing mature trees it is tantamount that the development does not result in an unacceptable loss of or damage to this woodland area or trees. Following the submission and review of the two Arboricultural statements it is considered that the proposal would have no unacceptable impact on the existing trees and that as per the recommendation of the DEFA Arboricultural officer that the two suggested conditions be added to ensure the full implementation of the protection methods.

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7.0 CONCLUSION 7.1 For the above reasons the application is recommended for approval subject to two suitably worded conditions relating to the protection of the existing trees.

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 Planning Committee 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 17.12.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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