DEC Officer Report

Application No.: 20/00708/B Applicant: Mr Steve Bradshaw Proposal: Erection of timber clad detached garage Site Address: Arrasey Barn Arrasey Road Glen Maye Isle Of Man IM5 3BY Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.09.2020 _________________________________________________________________

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 building must be used only for agricultural purposes.

Reason: The countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.

This application has been recommended for approval for the following reason.

Overall and on balance, it is considered that the proposed development would not be detrimental to the overall character of the site and the surrounding countryside. The application is, therefore, considered to accord with General Policy 3, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan.

Plans/Drawings/Information; This permission relates to the Photograph and Drawing Nos. 1882-01 and 1882-02, date stamped and received on 3 July 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site represents the curtilage of Arrasey Barn, Arrasey Road, Glen Maye, Patrick. The site lies to the north of Glen Maye alongside the Garey Road which links Glen Maye with the Round table Road (A36).The detached building has been converted from a disused stone barn to a residential dwelling. The main building on the site is situated to the west of the road and to the north of Eairy Farm. This building is a Manx stone building which has a flat roofed rear extension clad in timber. - 1.2 The main building on site was converted under PA's 95/0095 and 99/1588. The latter application contained a number of conditions, one of which made it clear that the conversion was permitted under the provisions of PC 3/89 and that "subsequent extensions will not be permitted once the conversion has been achieved as approved". - 1.3 The site frontage comprises a 950mm high Manx stone wall which runs along the entire eastern boundary of the site, opening up at the site entrance which has timber gates for pedestrian and vehicular access. Directly behind this stone wall and on the right of the access is an M.E.A substation which is enclosed by a 1.2m high lollipop timber fence which a pedestrian gate on the southern boundary. The other boundaries of the site are enclosed by a livestock fence which runs around the site. On the northern side of the substation is an area measuring 7.5m x 2.8m enclosed by a timber lollipop fence which has a pedestrian access gate. THE PROPOSAL

2.1 Full planning approval is sought for erection of timber clad detached garage. The new garage which would be built by the side of the substation would measure 6m x 6m and would be 2.7m to eaves and 3m to the top of its flat roof. A 2.4m high and 3m wide open doorway would be created on its front elevation (west elevation). - 2.2 This garage would be set back 1m from the stone wall which forms the boundary with the site frontage. This garage which would be clad in treated vertical timber boarding would serve as a tractor shed for the property. Its flat roof would have glass fibre finish. - 2.3 Additional works would involve the relocation of the electricity distribution box situated on the western boundary of the existing site to the northern boundary of the substation, and the levelling of the site area to house the garage. - 2.4 The supporting plan provided by the applicant indicates that the site is part of a larger farm area which encloses the site. This area is marked in blue boundary on the location plan.

PLANNING POLICY The application site is located within an area identified as being within an area not designated for development and within an area of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order.

3.2 Due to the land use designation of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

3.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - 3.4 Environment Policy 1 states: "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."
• 3.5 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

3.6 Environment Policy 15 Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.

Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.

Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.

PLANNING HISTORY

4.1 The application site has been the subject of four previous applications, none of which are considered to be directly relevant to the assessment of the current proposal.

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 they 'do not oppose' in the letter dated 4 August 2020.

5.2 Patrick Parish Commissioners have stated that they have no objection to the application in a letter dated 11 August 2020. ASSESSMENT - 6.1 The proposed garage would serve as a tractor shed within a residential curtilage and would serve the surrounding fields within the ownership of the applicant and as such, the key issues to be considered would be the principle of the development, and the impact of the development on the main building and the surrounding countryside.

6.2 Principle of the development

• 6.2.1 The application site is within a wider area of High Landscape or Coastal Value and Scenic Significance and therefore is not zoned for development. There are some exceptions set out under General Policy 3 which allow for development within the countryside. One of these exceptions is when there is sufficient justification for the erection of a building for the conduct of agriculture. Whilst there is no supporting information which clearly indicates that the proposed building would be used for agricultural purposes, the submitted plan shows that the building would be used for the storage of agricultural related equipment (tractor) and a considerable amount of land enclosing the site which is within the ownership of the applicant comprises agricultural fields.
• 6.2.2 Given the area of land within the ownership of the applicant (10.1 acres including the residential curtilage), it is reasonable to expect that the tractor which would be stored in the garage (tractor shed) would be needed for the up-keep and maintenance of the land. Based on the foregoing, it is considered that the proposed building would be beneficial for the up-keep of the land and as such the principle is acceptable.
• 6.3 Visual Impact

• 6.3.1 The proposed building would cover an area that is approximately 36sqm with a mass that is considered to be modest. Also, the building would be situated about 18m northwest of the existing buildings on the site, with its timber finishing ensuring that it fits seamlessly into that character of the main building on the site which has significant sections clad in timber. Granting the siting of the proposed building would make it visible from the public thoroughfare, it is not considered that the appearance of the building would detract from the character of the site or have significant impacts on the character of the surrounding countryside. Besides, it would be within close proximity to the main building group in the area which comprises the application site and the Eairy farm building. Based on the foregoing, it is judged that the siting of the garage and its timber clad finish would not adversely affect the character and quality of the surrounding countryside. CONCLUSION
• 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. 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: 17.09.2020 Determining officer

Signed : C BALMER Chris Balmer 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.