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                                      20/00795/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00795/B Applicant : Mr & Mrs Peter Sharples Proposal : Erection of a detached garage / carport (amendment to PA 19/00337/B) Site Address : Villa Rhencullen Rhencullen Kirk Michael Isle Of Man IM6 2HA

Planning Officer: Mr Paul Visigah Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.09.2020 __

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.

This application has been recommended for approval for the following reason. The proposed scheme is considered to have an acceptable visual and amenity impact on the application site, the countryside and area of high landscape value in accordance with Environment Policies 1 and 2 of the Isle of Man Strategic Plan.

Plans/Drawings/Information; This decision relates to the Site and Location Plans (19 1304/03) and Proposed Plan, Section and Elevations (L_50174) all date stamped as having been received 24 July 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The application site represents the curtilage of Villa Rhencullen, located to the north west of Kirk Michael village, on the western side of the A3 Main Road (also part of the TT

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Course). The site lies within a group of buildings which are otherwise in the countryside. The dwelling is screened by an existing highway side fence and roadside vegetation.

PROPOSAL 2.1 Proposed is the erection of detached garage/carport (amendment to PA 19/00337/B).

2.2 The scheme seeks an amendment to the originally approved development of the detached garage which was approved as part of the above application in May 2019, and would only involve alterations to the external finish of the garage. The building which was initially designed to include a garage was to be built in single concrete block and piers, finished externally in minimum 19mm plain render to be finished with sealer and masonry paint; as well as a car port to be built in traditional oak frame comprising of vertical posts and A frame trusses with walls finished externally in open jointed high quality vertical timber cladding to be left untreated to weather naturally, would now be built entirely of timber frame and timber cladding.

2.3 The current proposal would not alter the design, layout or location of the building but would involve external finishes which would be timber clad with no render. These external walls would be made of stacked tongue and groove cladding. The garage doors would still be timber doors with vertical panels, even as the roof of the garage would still be finished in dark grey/blue natural roof slates or similar approved.

PLANNING POLICY 3.1 The site lies within a wider area of High Landscape Value and Scenic Significance on the 1982 Development Plan Order. As such, there is a presumption against development as set out in Environment policies 1 and 2 and General Policy 3.

3.2 There is no provision within General Policy 3 for the erection of domestic structures such as garages, sheds or such like, although some of these things can be built, subject to conditions, without planning approval under the provisions of the Town and Country Planning (Permitted Development) Order 2012. In this case, the proposed garage and car port would exceed the size provided in the Order and would be positioned further forward on the site than the dwelling, which would mean that it could not be built without planning approval.

3.3 Given the nature of the proposed development, the general development considerations as set out in General Policy 2 of the Strategic Plan would be considered in the assessment of the application.

3.3.1 General Policy 2 states, 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; (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; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

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3.4 Other relevant policies within the Strategic Plan include:

3.4.1 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."

3.4.2 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of 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 difference 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."

PLANNING HISTORY 4.1 The most relevant application to the current application would be PA 19/00337/B which involved alterations and erection of extension to replace existing conservatory and erection of detached garage. The current application seeks to alter the external finishing of the garage which was approved under the above 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 they do not oppose in the letter dated 8 August 2020.

5.2 Michael Commissioners confirm that they have no objection to the planning application in the letter dated 10 August 2020.

ASSESSMENT 6.1 The issue in this case is weather the proposed works would result in any adverse impact on the character and appearance of the application site and the wider area. Whist there is no specific provision within the Strategic Plan for garages, there is an acceptance in the permitted Development Order that such structures can be acceptable. As such, it would be vital to assess the visual impact the alteration on the garage, the main building and the surrounding countryside which is within an Area of High Landscape of Coastal Value and Scenic Significance (AHLV's).

6.2 Cladding the entire building with timber would be more fitting for the site which has a significant amount of vegetation around its entire boundary and on various sections of the site. This would enable the building fits seamlessly into the site character. As well, the proposed build conforms to the stipulated proportion, form and layout of the previously approved garage and as such would not be detrimental to the appearance of the existing property on site as was the previously approved garage and carport. Therefore, the proposed scheme would not increase the impact of the building on the character of the site or the surrounding countryside but would ensure that the building fits seamlessly into the character of the site and the area

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which is thickly vegetated by trees and shrubs. As such, it is considered that the scheme would comply with Housing Policy 16, Environment Policy 1 and Environment Policy 2.

CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned general policies of the Isle of Man strategic plan 2016, and would have no adverse impact on the visual amenities of the site or surrounding area, and therefore it 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: 22.09.2020

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

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