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Application No.: 19/01192/B Applicant: Port St Mary Commissioners Proposal: Erection of a detached building to provide tractor and maintenance equipment storage Site Address: Site Adjacent Golf Club Store Port St Mary Golf Course Kallow Point Road Port St. Mary Isle Of Man IM9 5EJ Principal Planner: Miss S E Corlett Photo Taken: 02.12.2019 Site Visit: 02.12.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.02.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: an exception is being made on the basis that the building is necessary for the maintenance of the open space alongside the building.
Reason: the application is for a replacement building and the impact on the outlook from adjacent residential properties has been assessed on this basis.
It is considered that the proposed building will not have an adverse impact on either the appearance and character of the area nor the living conditions of those in adjacent property and as such it complies with the provisions of the Strategic Plan, specifically General Policy 2.
Plans/Drawings/Information; This decision relates to drawings 000 and 001 both received on 28.10.19, 002A received on 20.12.19 and P6298-01A received on 05.02.20. _______________________________________________________________
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Sonnish-ny-Marrey as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is a roughly square parcel of land which lies at the northern edge of Port St. Mary Golf Course. Immediately to the north west, north, north east and east are residential properties - Sonnish ny Marrey, 15 St. Mary's Road, Thie ny Garee and Linden Cottage. - 1.2 The site accommodates a golf club store with adjacent shipping container. - 1.3 The land slopes gently upward and at the time of the site visit there were various items outside the stone shed which had equipment but an area of open space in which some items could be stored - a trailer, grass cutter, tractor and a number of tractor attachments all sat outside the building on the grass. - 1.4 The southern boundary of Sonnish ny Marrey is formed by a stone wall with hedging above. Thie ny Garree has an extension which comes close to and looks out over the site over the existing stone wall. THE PROPOSAL
2.1 Proposed is the removal of the shipping container and the erection of a new store at right angles to the existing. This will have a footprint of 15m by 7m, a height to eaves of 3.5m and to the ridge 4.4m. The building will be finished in sheeting whose colour is unspecified but the drawings appear to show it being green. Four GRP rooflights are proposed in each pitch. - 2.2 The application is submitted by the local authority and the proposed use of the site is the same as existing - storage for golf course maintenance equipment. - 2.3 Additional plans submitted on 20.12.19 indicate that the existing golf clubhouse is to be demolished as part of the proposed. It also confirms that the ground floor level of the new building will be the same as that of the existing clubhouse and the height of the new building has been lowered to 4m to the ridge. PLANNING POLICY
3.1 The site is designated on the Area Plan for the South adopted in 2013 as Open Space for Particular Purposes (Golf Course). - 3.2 Open Space is protected from development as follows:
Recreation Policy 2: "Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances:
3.3 The value of recreation and open space is acknowledged in Chapter 10 of the Strategic Plan. - 3.4 The definition of Open Space according to the Strategic Plan is: "Any land, whether enclosed or not, on which there are no buildings or on which not more than 5% is covered with buildings." - 3.5 Development should accord with the general standards of development set out in 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:
4.1 An extension to the existing store was refused due to the adverse impact on the outlook from and overbearing effect on adjacent residential properties (98/01552/B). REPRESENTATIONS - 5.1 Port St. Mary Commissioners have no objection (02.12.19).
5.2 Highway Services indicate that there is no highway interest in the application (18.11.19).
5.3 The owner of Sonnish-ny-Marrey object to the proposal on the grounds of the height of the new building which will be 0.9m higher than the existing (05.12.19). - 5.4 Following the submission of the objection, the applicant visited the owners of both Sonnishny-Marrey and Thie ny Garree and following the submission of amended plans, no further correspondence has been received.
6.1 The proposal is for a legitimate purpose in association with the maintenance of the golf course so the principle of additional buildings here is acceptable. The issue is whether the proposed building would have any adverse impact on the outlook or other living conditions of those in adjacent residential property.
6.2 Whilst there were initially concerns from Sonnish-ny-Marrey (in writing) and Thie ny Garree (by telephone), it is understood that these parties have been contacted and amended plans have been submitted clarifying that the existing building will be removed and that the height of the proposed building will be reduced to 4m so that it is 400mm higher than the existing. No further correspondence has been received following the circulation of this new information.
6.3 The existing building is closer to both properties than will be the proposed one, albeit that the proposed building is higher and larger in area. The orientation of both closest properties Thie ny Garree and Linden Cottage, should mean that the proposed building will have less of an impact than does the existing and the lowering of the height should result in minimal impact on the outlook from Sonnish-ny Marrey which sits higher. CONCLUSION - 7.1 It is considered that the proposed building will not have an adverse impact on either the appearance and character of the area nor the living conditions of those in adjacent property and as such it complies with the provisions of the Strategic Plan, specifically General Policy 2. 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:
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 : 05.03.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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