Loading document...
==== PAGE 1 ====
20/01000/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01000/B Applicant : Mr John Dixon Proposal : Erection of a garage extension Site Address : Glen Darragh Mill Braaid Road Glen Vine Isle Of Man IM4 2AS
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.10.2020 __
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. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 3. The garage extension hereby approved shall only be used only in association with the main dwelling house "Glen Darragh Mill" and for purposes incidental to the use of main dwelling house "Glen Darragh Mill" as a single dwelling, for no commercial purposes.
Reason: the dwelling is within a single residential plot within an area not designated for development and has only been considered acceptable for the reasons identified within the application. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
This application has been recommended for approval for the following reason. The proposed garage is of a suitable size for the use and will create symmetry within the property when viewed from the general public vantage point of Lezayre Road. As such the proposed garage will have a minimal effect on the character and appearance of the
==== PAGE 2 ====
20/01000/B Page 2 of 6
surrounding landscape and in turn complies with General Policy 3, Environment Policy 1 & 2, Transport Policy 4 & 7 and Housing Policy 15 of the Isle of Man Strategic Plan and is therefore acceptable.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, all date stamped received on 24th May 2019: o Drawing No.233/001 o Drawing No.233/010 o Drawing No.233/020 o Drawing No.233/021 o Drawing No.233/022
__
Interested Person Status - Additional Persons
None __
Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of Glen Darragh Mill, Braaid Road which is former mill which is situated on a corner plot where Ellerslie Lane joins Glen Darragh Road.
1.2 "Glen Darragh Mill" is a three storey building which is currently all exposed brickwork with a water wheel on the front elevation. To the North elevation there is a large front garden which has several mature trees surrounding it and to the south of the property is extensive woodlands.
THE PROPOSAL
2.1 The current planning application seeks approval to remove the existing staircase and to erect a double garage to the south west elevation which is to have grassed area which is to connect to the existing balcony on the first floor level. The proposed garage is shaped as an extended irregular hexagon and will be dug into the existing embankment and is to measure approximately 14.8m by 7.5m with a height of approximately 4m.
2.2 There is to be a glass balustrade to match the existing which is large glass panels with metal connectors. The proposed glass balustrade is to measures approximately 0.48m high.
2.3 The proposed garage is to have Manx stone walls to match the existing property with the windows and garage doors timber to match the existing property.
PLANNING HISTORY
3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY
4.1 The site lies within an area zoned as an Area of private woodland or parkland and an Area of High Landscape or Coastal Value and Scenic Significance on the 1982 Development Plan, South Map.
==== PAGE 3 ====
20/01000/B Page 3 of 6
4.2 Given the nature of the application it is appropriate to consider General Policy 3, Environment Policy 1,2 and 3 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.
4.3 General Policy 3 of the Isle of Man Strategic Plan 2016 stated, "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
4.4 Environment Policy 1 of the Isle of Man Strategic Plan 2016 states in part, "The countryside and its ecology will be protected for its own sake."
4.5 Environment Policy 2 of the Isle of Man Strategic Plan 2016 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."
4.6 Environment Policy 3 of the Isle of Man Strategic Plan 2016 states, "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."
4.7 Housing Policy 15 of the Isle of Man Strategic Plan 2016 states, "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
4.7 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.
REPRESENTATIONS
5.1 Highway Services have considered the application and Do Not Oppose (23.09.20).
5.2 Marown Parish Commissioners have considered the proposal and have no objection (09.10.20).
==== PAGE 4 ====
20/01000/B Page 4 of 6
5.3 Inland Fisheries have considered the application after sending the application a "Development within 9m of a watercourse" form an state, "I can confirm that DEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse. This is due to the nature of the proposed works." (30/09/20)
5.4 The Arboricultural Officer has written in to state, "The trees on the site are predominantly medium sized ash and sycamore. The ash trees are showing signs of Ash Dieback which makes them unsuitable for long term retention. The majority of the retained trees are shown to be located on the opposing side of the stream to the proposed development, and this would likely afford them adequate protection. Due to the reasons above the Department have no objections." (8.10.20)
ASSESSMENT
6.1 The fundamental issues with this application is the principle of the proposed garage, the visual impact and whether the garage would affect the character and appearance of the existing dwelling or the countryside with regards to the area being an area of High Landscape Value and Scenic Significance and the impact on parking and neighbouring amenity.
6.2 Principle
6.2.1 In the first instance the principle of the development needs to be addressed. "Glen Darragh Mill" is situated on a site which does not have a specific land use designation and is a site which lies in the countryside where development is restricted, in order to protect the countryside for its own sake. Whilst General Policy 3 allows for some exceptions within the countryside the proposed garage does not fit within any of these categories.
6.2.2 Whilst there is nothing within the Strategic Plan on new development in the form of detached garages, there have been detached garages approved, in some instances, where the garage would not have an undue impact on the countryside or undermine the rural character of an area. Furthermore the Permitted Development Order allows (subject to conditions) the erection of a double garage (6m x 6m); therefore there is a general acceptance to the principle of a garage to properties within the countryside (i.e. land not designated).
6.2.3 Whilst the principle of a garage in general is acceptable, it is required to see whether a garage on this site would be acceptable.
6.2.3 The agent on behalf of the applicant has stated that there is currently isn't a garage on site, as such the addition of a garage would assist in the applicants in leaving their vehicles within a safe and secure place, which in turn will assist in the applicant from removing vehicles currently parked on the parking area on site. The applicant has given suitable justification for the proposed garage and the proposed garage is of a suitable size for it's purpose.
6.3 Visual Impact
6.3.1 When looking at the visual impact of such an extension Housing Policy 15 is the most relevant in that the proposed extension has to respect the main dwelling as such the proposed garage has been designed to seamlessly fit within what is currently existing on the site by being clad in Manx stone, timber windows and timber garage doors and the balcony continuing to the upper level.
6.3.2 Due to the position of the property within the streetscene, being situated on the corner where Ellerslie Lane meets Glen Darragh Road the garage will be seen from a public vantage
==== PAGE 5 ====
20/01000/B Page 5 of 6
point, as such the points above mean that the impact of the proposed garage on the overall streetscene and the property as a whole should be minimal.
6.4 Neighbouring Amenity
6.4.1 When looking at the proposed extension with regards to neighbouring amenity, one of the main issues could be from the possibility of perceived and actual overlooking from the extension with the balcony which could overlook No.2 Ellerslie, Crosby.
6.4.2 The Residential Design Guidance 2019 gives guidance on the possibility of overlook and states the following, "7.5.1 The "20 metre guide" provides a useful way to identify where overlooking is likely to be a concern. It refers to the distance between elevations that contain windows serving habitable rooms that face each other - if this distance is over 20 metres, overlook is unlikely to be a concern. This distance can be relaxed where the design or orientation is such that privacy and amenity of a neighbouring property is not compromised. In dense urban areas where there is already a level of mutual overlooking a lesser standard may be acceptable. The required distance may need to be greater if there is a change in topography, which would result in an adverse effect on the privacy and amenity of a neighbouring property"
6.4.3 Putting the above into retrospective, No.2 Ellerslie is over 36m away with mature trees in between, as such the impact would be minimal.
6.5 Other items
6.5.1 When looking at the overall application there are two other factors which needs to be looked at the first is the zoning of the area as woodland and whether the proposed works will affect this and the fact that the works are within 9m of a watercourse.
6.5.2 With regards to the zoning of the property as within woodland and whether the works would accord with Environment Policy 3, it should be noted that there are no trees within the immediate area which would be affected with the works. Whilst this is the case there are some trees which are close to the works and they have been indicated to have protective fencing constructed in accordance with BS5837:2020 specification which are 2m by 3.5m heavy duty metal fencing. To ensure that the protection of the trees is kept a condition will be attached to make sure that the protection of the trees is carried out in accordance with the proposed plans drawing.
6.5.3 The property due to being a historic mill is near to a watercourse which the applicant has stated the works will be within 9m off. The watercourse itself is a stream which breaks up the front of the property in two half's which is accessible via a bridge.
6.5.4 Whilst the watercourse is prominent with regards to being close to the works, Inland Fisheries have not objected to the proposal and the applicant has stated that they will be protecting the main stream as such any impact should be minimal.
CONCLUSION
7.1 For the above reasons the proposal is considered to comply with General Policy 3, Environment Policy 1, 2 & 3 and Housing Policy 15 of the Isle of Man Strategic Plan and therefore acceptable.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
==== PAGE 6 ====
20/01000/B Page 6 of 6
(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 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: 28.10.2020
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.
Copyright in submitted documents remains with their authors. Request removal