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16/01057/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01057/B Applicant : Robert Charles Phillips Proposal : Retrospective retention of pre existing shed. Site Address : Sycamore House Glen Duff Ramsey Isle Of Man IM7 2AT
Case Officer : Mr Chris Balmer Photo Taken : 20.07.2016 Site Visit : 20.07.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site comprises the curtilage of Sycamore House, Glen Duff, Ramsey which is all known as the Café Rosa Restaurant (formerly Lezayre Tea Rooms) site. The application site is the eastern part of a site that has formerly had approval for two dwellings. The western part of the original site has recently been sold by the applicant and is now separate from the Café Rosa Restaurant site which still operates. Within this site there are Sycamore House (applicants live) and Café Rosa Restaurant, both of which still exist on site.
1.2 The application site has a slight slope downwards from the Lezayre Road which is to the south of the site. The front part of the site and buildings within are apparent from the Lezayre Road, although there are a number of mature landscaping located in the centre of the site which together with the existing building on the site, reduce the appearance of the rear (northern) part of the site from public views.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a shed (Retrospective). The shed replaces an original shed of similar size, footprint and design which was demolished due to it sustaining damage over the course of consecutive winters. The new shed would have a width of 5.6 metres, a depth of 11.8 metres and a maximum ridge height of 3.3 metres. The building is constructed of timber with stained lapped timber weather-boarding and a felt roof. The shed includes a number of windows within all four elevation with access via a doorway to the southern gable elevation. The shed sits between 6m and 8m from the rear elevation of Sycamore House and Café Rosa Restaurant. The new shed sits above the original concrete base, which was utilised by the orginal shed.
2.2 The applicants indicate the shed is used for household purposes, amateur furniture restoration, storage of bikes, garden and horticultural equipment and a tractor mower.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of a number of previous planning applications, however, none are considered relevant in the determination of this application.
4.0 PLANNING POLICY 4.1 In terms of land use designation the application site is not designated for any site specific purpose under the 1982 Development Plan Order, with the entire site being within a wider area of land that classified as being of high landscape value and scenic significance.
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16/01057/B
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4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered specifically material to the assessment of the planning application
4.3 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: (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 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 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."
4.5 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."
5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners have recommended an approval (10.10.2016).
5.2 Highway Services have no objection (received on 11.10.2016).
6.0 ASSESSMENT 6.1 The starting point is the principle of the development; General Policy 3 indicates exceptions when development would be acceptable within the countryside. The proposal would not fall within the criteria of these exceptions, which was a concern of the previous application.
6.2 This is not to say permission should be refused automatically; there are certain types of development which take place in the countryside which are not indicated within General Policy 3. This policy indicates the most common form of developments which take place within the countryside, but there are other forms (kennels, catteries etc) of development which are accepted to be ideally positioned within the countryside but not indicated as an exception. Furthermore, permission has been granted for shed/barns for the storage of garden/horticultural equipment to be used in the upkeep of land and garages for the storage of vehicles all within residential curtilages.
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6.3 The proposed shed is used for the storage of equipment for the upkeep of the site, storage of bikes and used for amateur furniture restoration which is presumed a hobby of the applicant. Overall, given the proposed need of the building by the applicant for onsite activities, located directly adjacent to the existing dwelling/restaurant building (both interlinked), within the residential curtilage and as there has been a similar sized shed on the same footprint for a number of years previously, it is considered the proposal whilst not strictly applying with General Policy 3, the principle and need is considered acceptable in this case.
6.4 Furthermore, the shed is screen from public views given the existing buildings are set between the shed and the Lezayre Road, but also due to significant landscaping in and around the site and neighbouring sites. Accordingly, it is not considered the proposal would harm the character and quality of the landscape or adversely affect the countryside therefore complying with Environment Polices 1 & 2.
7.0 RECOMMENDATION 7.1 For the reasons indicated within this report it is considered the proposal would comply with the relevant planning policies of the Isle of Man Strategic Plan. Accordingly, the application is recommended for an approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Services of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.11.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The shed hereby approved may be used only in association with the main dwelling house "Sycamore House" and for purposes incidental to the use of main dwelling house "Sycamore House" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan Nr 3 received on the 16th September 2016.
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16/01057/B
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Reason: To safeguard the residential character and amenities of the area
This approval relates to drawings reference numbers 1, 2 and 3 all received on 16th September 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 24.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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