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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01251/B Applicant : Modox Ltd Proposal : Erection of shed to replace existing Site Address : Oak Hill Mansion Ronague Road Ballabeg Castletown Isle Of Man IM9 4HF

Planning Officer: Mr Paul Visigah Photo Taken : 28.11.2019 Site Visit : 28.11.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.12.2019 __

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 Filled Plan and drawing numbers M902, M903, M905, M907,and M010 date stamped and received 7 November 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE 1.1 The application site forms the residential curtilage of Oak Hill Mansion, Ronague Road, Ballabeg, which is located on the western side of Ronague Road and north of Ballabeg. The dwelling is a very large detached property with associated stable/barns. The dwelling sits roughly in the centre of the site with woodland to the west. The site stretches to the west to a

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lane leading north from the B42 towards the A27. There are three accesses from the Ronague Road into the site, one to the east of the dwelling, one to the south of this and one to the north.

1.2 The shed which is the subject of the current application is situated on the northern section of the site, directly below the elevated fields formed by mounds which surround the work area. There is a thick cluster of trees on the western boundary of the work area which conceals the site from the elevated fields on the western boundary of the site. As well, the northern boundary of the site is screened by Manx banks and hedgerows situated along this boundary.

THE PROPOSAL 2.1 Planning approval is sought for the replacement of the existing sheds with a structural steel Dou Pitch building larger in foot print than the existing. The existing sheds measure approximately 3.5m x 3.3m, 3.5m x 3.3m and 1.7m x 1.7m averaging a total area of 30sqm, while the proposed shed will cover a footprint of 90sqm (15m x 6m). It would have a floor-to- pitch height of 3.8m; with its floor to eave height will be 3.3m. The plan indicates that the proposed shed would match the existing summerhouse in terms of finishing - that is, wooden, although its design and size would be significantly more prominent then the existing sheds.

2.2 Two entrance doors will be located on either side of the west and east elevations, with four roller shutter doors 3m x 2.7m installed on the front elevation (south elevation) of the shed. The shed would be clad in green painted steel sheeting. Additionally, four roof lights will be installed on the front facing roof.

PLANNING POLICY 3.1 The application site is within an area of 'white land' not zoned for development, under the Isle of Man Development Order 1982. The site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance. It should also be noted that under the Area Plan for the South (2013) the application site is not zoned for development and is not proposed to be within a proposed Conservation Area.

3.2 The application site effectively represents the curtilage of an existing and non- traditional property within the countryside. As such, Environment Policy 1 of the Isle of Man Strategic Plan is considered relevant.

3.2.1 Environment Policy 1 reads: "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".

3.3 Although the site of the proposed works is zoned as being within the countryside, it is also within a residential curtilage. As such, while General Policy 3 might normally be applicable, it is judged that the specifics of the proposal are such as to consider the general principles outlined in General Policy 2, which reads (in part): "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:

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, and

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(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;

PLANNING HISTORY 4.1 The application site has been the subject of a single previous planning application which is not considered to be specifically material to the determination of the current application.

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

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highway interest in a letter dated 29 November 2019.

5.2 Arbory Parish Commissioners although consulted on 19 October 2019, have not commented on this application at the time of drafting this report.

ASSESSMENT 6.1 As noted, the application site is not altogether visible from the public highway or from public viewpoints further afield; the topography and surrounding vegetation makes the site obscured. As such, the assessment of the impact of the proposal must be balanced against this.

6.2 The proposed shed is significantly larger than the existing sheds put together. At 90sqm, it is quite a large shed for domestic purposes but, equally, the garden - and adjacent field, which is also in the ownership of the applicant - is much larger than the average residential garden. It is therefore considered that the size is unobjectionable.

6.3 In terms of the proposed location for the shed, the fact it is adjacent a poly tunnel and in place of the existing sheds serves to reduce its visual impact to within acceptable levels from both a public and private amenity point of view. The proposed shed is also a significant distance from the dwelling and the garden pavilion within sunken garden area at the rear of the dwelling such that any impact in terms of residential amenity is unlikely to be unduly negative.

6.4 It is considered that the shed proposed is of a scale appropriate for the site and is unobtrusively located. The design and materials are those normally expected of an agricultural shed suited to the countryside. As such, it is not considered that any resulting impacts would be significant as to warrant a refusal.

RECOMMENDATION 7.1 Accordingly, the proposed shed is considered to be appropriate and it is considered the proposal would be well suited to the individual property and countryside. As such, the proposal would comply with Environment Policy 1 & General Policy 2 of the Isle of Man Strategic Plan 2016, and is therefore recommended for approval.

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

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(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.

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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: 24.12.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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