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20/00210/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00210/B Applicant : Mr Colin & Mrs Susan Mowle Proposal : Erection of a replacement outbuilding to provide storage, garaging and a joinery workshop Site Address : Cronk-Ny-Shee Cordeman Road St Marks Ballasalla Isle Of Man IM9 3AJ
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.08.2020 __
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.
N 1. The applicant's intention to incorporate bat roosting boxes in the development is noted and welcomed.
This application has been recommended for approval for the following reason. The application complies with Environment Policy 1 of the IOM Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawing numbers 1, 2, 3 and 4, site photographs, supporting statement and bat report all date stamped and received 24/02/2020 and drawing number 5A dated and received 03/08/2020. __
Interested Person Status - Additional Persons
None __
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20/00210/B Page 2 of 4
Officer’s Report
THE SITE 1.1 The site is the footprint of outbuildings sitting adjacent to the residential dwelling Cronk-ny-Shee, St Mark's. The dwelling and its outbuildings are all accessed from a long, relatively straight lane west from Cordeman Road.
1.2 The application buildings sit slightly higher and to the north of the dwelling and have a separate entrance at the end of the private access lane. The outbuildings have an 'L' shaped arrangement on the site and are more modern compared to the traditional converted stone residential buildings alongside.
1.3 The outbuildings are different sizes and with a mix of finished roof pitch forms, one with a double pitch finish, the buildings are mostly clad in timber boarding and sheeting all with a dull grey overall colour. There are a number of access doors along the side elevations.
PROPOSAL 2.1 The application seeks approval for the demolition of the existing outbuildings and their replacement with a new 'L' shaped outbuilding on a similar footprint but finished with a single pitch roof arrangement throughout.
2.2 The building is proposed to include a number of large access doors on the side elevations facing into the hardstanding to the front of the building. The proposed building is to have a central ridge approx. 1.4m lower than the tallest ridge of the existing building.
2.3 The proposal is to be finished in dark green sheeting throughout.
2.4 The application includes a bat report prepared by the applicant which confirms that bats are present in the area but that no bats are present in the buildings concerned. This was confirmed by the applicant and two others using a thermal imaging camera and an ultrasound detector in January 2020 and inspecting the building. They confirm that they will inspect the building again in Spring although no further information is provided in the application and that the proposal will include bat roosting boxes.
PLANNING HISTORY 3.1 The site has been the subject of various planning applications for the creation of the dwelling, a wind turbine and alterations to the access. Most recently an application for a Certificate of Lawful Use was submitted to and approved for the use of the outbuildings for the purposes of a joinery workshop machinery store, garage and storage facility PA 20/00443/LAW. It is considered on the balance of probability that the buildings had been used for storage and garaging purposes associated with the applicant's building company, with the additional use as a workshop in conjunction with the use of the remainder of the site as a dwelling and associated residential curtilage. A Certificate of Lawful Use or Development was issued on 25/06/2020.
PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South as not for a particular purpose and as such, there is a presumption against development as set out in Environment Policy 1 and General Policy 3 although there are provisions for the conversions of outbuildings to alternative uses including industrial under Environment Policy 16 although this requires that such buildings are only eligible where, inter alia, they are of historic, social or architectural interest which these would not be considered to be.
4.2 In this case the use of the building has already been subject to a Certificate of Lawful Use, the current proposal does not seek conversion to, but rather the replacement of an existing non-traditional outbuilding with new non-traditional outbuilding. The test of such
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development will fall to the visual and amenity impacts on the development particular on the countryside and neighbouring amenity, regard shall be given to EP1.
4.3 Environment Policy 1: "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."
4.4 Environment Policy 4 protects ecology.
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).
5.3 DEFA Ecology - concur with findings of bat report, no further assessment or mitigation required, the addition of bat boxes would be welcomed (20/03/2020).
ASSESSMENT 6.1 The Certificate of Lawfulness of Use demonstrates that the existing buildings have been in operation for the purposes of a joinery workshop machinery store, garage and storage workshop for at least ten years rendering it immune from the service of an Enforcement Notice.
6.2 In respect of the current proposal the existing buildings are not of any particular interest to warrant their retention or protection, and their demolition and replacement with another non-traditional styled outbuilding on the same footprint, with a lower consolidated pitched roof arrangement and finished in a uniform dark green material throughout is not expected to result in any new visual or amenity impacts beyond that already presented by the existing building and the general landscape is to remain largely unchanged.
CONCLUSION 7.1 The scale of development proposed is not so far removed from what already exists on the site, the replacement with a new building is not expected to result in any adverse visual or amenity impacts on the countryside, site surroundings or neighbouring dwellings.
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.
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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
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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 13.08.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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