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                                      20/00185/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00185/B Applicant : Kevin David Thomas Bott Proposal : Erection of storage shed Site Address : Land Between The Nook And Riverside Cottage Crossag Road Ballasalla Isle Of Man

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.05.2020 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The planting as shown in the site illustration plan shall be undertaken within the first available planting season and prior to the first coming into use of the shed hereby approved, and the planting shall be retained thereafter. Should the planting die or be removed, similar evergreen species must be replanted.

Reason: in the interest of visual amenity.

C 3. The shed hereby approved shall be for the storage of domestic items in association with the property known as Croit ny Kiyt only.

Reason: In the interest of neighbouring amenity.

C 4. Should the use of the shed cease or it no longer be required for its use as per C3 it shall be removed and the ground restored within 12 months of the last day of use.

Reason: In the interest of visual amenity.

This application has been recommended for approval for the following reason. The proposal is considered to accord with Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01 policy CA/2.

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                                      20/00185/B                                     Page  2  of  4

Plans/Drawings/Information;

This approval relates to Location and Site Plan, site illustration and planting plan, dimension drawing of proposed shed and example illustrations, supporting statement including site photographs and copy of 2 previous planning approvals, all date stamped and received 18/02/2020.

__

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The application site is a small triangular parcel of land situated on the western side of Crossag Road, Ballasalla part way between the junction with Abbots Way and Phildraw Road. The site is bound by a stone wall along the public highway, towards the northernmost end nearest The Nook is an area of off road parking, towards the southern end nearest Riverside Cottage is an existing green colours steel framed container shed.

1.2 The existing site is owned and associated with Croit-ny-Kiyt which lies three properties to the north, the site provides a garden area and off road parking for the property.

1.3 The site is located within the Silverdale Conservation Area.

THE PROPOSAL 2.1 Approval is sought for the erection of another slightly smaller green coloured steel framed container building within the site. The proposed structure is to be 2.1m wide x 3m long x 2.1m tall.

PLANNING HISTORY 3.1 Hardstand parking was approved under PA 98/02317/B and a garage later approved under PA 02/00286/B although never erected. In 2005 the site was approved for the erection of the existing metal shed under PA 05/01518/B. There have been no applications made for the site since 2005.

PLANNING POLICY 4.1 The site lies within an area designated as 'Residential' on the Area Plan for the South 2013 and within the designated Silverdale Conservation Area, as such it is fundamental to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016 which requires development to either preserve or enhance the character and appearance of that Conservation Area:

4.2 Environment Policy 35:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.3 Planning Policy Statement 1/01 - COnservation of the Historic Environment of the Isle of Man, policy CA/2 echoes these requirements and asks that the special character of the CA is taken into account in the determination of any development proposal.

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                                      20/00185/B                                     Page  3  of  4

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

5.1 Malew Commissioners - No objection (11/03/2020).

5.2 Department of Infrastructure Highway Services - do not oppose (10/03/2020).

ASSESSMENT

6.1 The issue in this case is whether or not the proposal preserves or enhances the character and appearance of the Conservation Area in accordance with Environment Policy 35 and PPS 1/01.

6.2 The Character Appraisal for Silverdale and Ballasalla indicates that Ballasalla may have originally developed around Rushen Abbey and the Abbey farms but in the later nineteenth century, evolved from the utilisation of the river for industrial use and the traffic generated by the merging of roads from Douglas, St Marks, Foxdale, Ballabeg and Castletown. Some of the key features contributing to this area being Silverdale Mill and Glen, the archaeological site of Rushen Abbey, the Ford and Monks' Bridge, St Mary the Virgin Memorial Church and the general contribution from older buildings within the streetscape. There are however a number of building that are showing signs of neglect, or have been inappropriately altered, and there are others more recent buildings and structures (bungalows, garages, etc) which do not contribute to the visual or architectural integrity of the area.

6.3 In the case of this specific site, the surrounding area is made up older more traditional dwellings lining both sides of the narrow winding road, fronting directly on to the highway or with their gable end facing the road. Those stepped back slightly are bound with some form of traditional stone wall. The application site is bound by a fairly large stone wall and sits near to the bend in the road. The existing shed within the site sits at a level much higher than then road but has been concealed overtime by large hedging and bushes along the roadside boundary. The applicant has provided copies of the decision notice for the original shed in which it was conditioned that the roadside vegetation must be retained and if died or removed must be replanted with new.

6.4 The position of the proposed shed is part way between the existing shed and the existing parking area, and along the boundary furthest from the road. The submission indicates that new evergreen hedging will be planted along the inside of the boundary wall. The building will undoubtedly be visible here in the first instance, although in a similar manner to the previous approval and the applicant's adherence to the planning conditions, it's likely that the shed too will become concealed overtime.

6.5 That aside, the existing site is unusual in that it belongs to a property further up the road which has no off road parking and limited garden space. The position of the applicants dwelling is on a main junction and amongst a cluster of traditional dwelling which significantly contribute to the historic character and appearance of the area and form an important entrance point into Ballasalla. In comparison the application site contributes very little to the area and the narrowness of the road and the prominence of the traditional buildings either side of the site which dominate the streetscene help to draw the eye away from the site.

6.6 It could be argued that the culmination of sheds would only making worse the overall appearance of the site and increase the number of items required to be removed in trying to return it to its original state, however given the unique circumstances of the site and the limited scope at the main dwelling to accommodate such structures or off road parking, there needs to be some degree in flexibility in perhaps what can be accepted elsewhere.

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                                      20/00185/B                                     Page  4  of  4

6.7 The proposal is considered to be within the bounds of acceptability and not to result in such an adverse visual impact on the streetscene or the character of the area as to significantly detriment the Conservation Area. With exception to the stone boundary wall, the remaining site contributes very little to the area and while the siting of another container will not make this situation any better, its position as far from the road as possible, its green colour and the proposed roadside planting will help to mitigate some of those visual impacts to such a degree that enable support to be afford to the application.

7.0 CONCLUSION 7.1 The proposal will increase the view of the site within the streetscene but subject to those conditions requiring planting at the site, this will not be to such an adverse level as to bring significant harm to the overall character and appearance of the Conservation Area beyond that of the existing appearance of the site. The general character and appearance of the Conservation Area is expected to be preserved in line with Environment Policy 35 of the Strategic Plan 2016.

7.2 A further two conditions ensuring the shed is installed in a green colour and that its use is restricted the owners of Croit ny Kiyt, Crossag Road and for domestic items only are also considered appropriate.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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: 14.05.2020

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.