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                                                 16/00963/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00963/B Applicant : Mr Chris Kelly Proposal : Erection of a replacement helicopter hangar, conversion of existing hangar in to an equipment store and extension to residential curtilage Site Address : Cronk Breck Bernahara Road Andreas Isle Of Man IM7 3HH

Case Officer : Miss S E Corlett Photo Taken : 14.09.2016 Site Visit : 14.09.2016 Expected Decision Level : Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE

Preamble The members were able to visit the site on 4th October, 2016 at approximately 1500hrs to see the site. The applicant's agent was on site and indicated the position and extent of the proposed hangar and landing pad which would be finished in grasscrete with a track to guide the helicopter in and out. The members were also able to see the two containers which are positioned at the southern end of the site which are currently used to store items which will ultimately be stored in the existing hangar if this application is approved.

THE SITE 1.1 The site is the residential curtilage of an existing dwelling, Cronk Breck, which was approved as a replacement for a former dwelling. The new property is larger than that which it replaced and also has a range of outbuildings to the east which provide accommodation for the applicant's car collection, his equipment associated with maintaining land in his ownership, which extends beyond the application site and helicopter hangarage associated with his own private helicopter.

1.2 The buildings on site are generally well hidden from view, the top of the house being fleetingly visible from the surrounding highways.

1.3 There is a lake which was constructed a few years ago, within the grounds but outside the residential curtilage, which has been created without planning approval. The applicant is to submit an application for this in due course.

THE PROPOSAL 2.1 Proposed is the use of the existing helicopter hangar for the storage of equipment and the erection of a new helicopter hangar alongside. The existing hangar is 15.5m by 12m in area and 6.5m to the apex of the rounded roof. That now proposed is 15.5m by 15m and 6.4m to the ridge of a pitched roof. The new building will be finished in green coloured sheeting. The door serving the new hangar will face into the area outside of the residential curtilage, as does the existing, and the door will be 13m by 4.5m compared with the existing which is 9.6m by 4m. An area of paving is to

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be introduced in front of the hangar which is outside of the defined site in the originally submitted plans. These works require the curtilage to be extended by around 5.5m for a length of 16m.

2.2 Four trees are to be removed to facilitate the development and four new trees will be planted alongside in the existing hedge.

PLANNING HISTORY 3.1 The replacement dwelling was approved under 09/01011/B and 10/00216/B and further alterations and extensions approved under 12/01362/B, 12/01363/B, 13/00311/B, 14/01002B and 15/00820/B and car ports and storage buildings approved under 13/00306B, and 14/00638/B. An application for a temporary access track and building were refused under PA 12/00582/B. None of these decisions included any reference to the removal of the containers which are currently on site.

PLANNING POLICY 4.1 The site lies within an area not designated for a particular purpose on The Isle of Man Planning Scheme (Development Plan) Order 1982.

4.2 As such, there is a presumption against development as set out in Environment Policy 1 and General Policy 3 of the Strategic Plan.

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services indicate that they have no highway interest in the application (02.09.16).

5.2 The owner of Ballachurry Farm Cottage expresses concern at the increase in the residential curtilage, the spread of further built structures within the site, previous promises of removal of the containers and yet they remain on site and the fact that there does not seem to be a policy for this type of development in the countryside (30/09/16). Ballachurry Farm Cottage lies some 160m to the north east with Ballachurry Farm house and outbuildings in between that and the application building. There is a view through the gaps in the easterly hedge from Ballachurry Farm Cottage of the containers.

5.3 Andreas Parish Commissioners indicate that they have no objection to the application (23.09.16).

ASSESSMENT 6.1 Whilst the site is not designated for development, there is a clear acceptance of additional buildings on this site in association with the applicant's vehicles and site maintenance. The key consideration in the past has been whether such additional buildings would have any adverse visual or other impact on the environment and generally it has been found that there would be no such impact.

6.2 The existing buildings are not clearly visible from the surrounding area: whilst the upper parts of the dwelling can be seen from the B7 Regaby Road along with parts of some of the outbuildings, these are fleeting views. The views of the outbuildings are such that the lighter green of the existing domed helicopter shed are much more visible than the darker colours of the other outbuildings, resulting in what is proposed being much less visible than the existing. The introduction of new trees along the south eastern boundary of the building will result in much less of the existing buildings being visible, which will decrease the visual impact of the overall development. This should be controlled by condition.

6.3 As such, the proposed development is considered to be acceptable, in line with previous decisions and is recommended for approval. It is recommended that conditions are attached to require additional planting along the eastern boundary and also to require that if the hangar is no longer required or used for the storage of a helicopter and/or related items, then it must be removed from site and the grasscrete "helipad" dug up and returned to grassed field. It may also be

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appropriate to require that on completion of the new hangar the containers must be removed as the existing hangar will then be available for the storage of those items within the containers.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

7.2 The owner of Ballachurry Farm Cottage is not directly affected by the proposal and as such should not be afforded interested person status in this case.

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: 05.10.2016

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. Prior to the commencement of any work on the proposed new building, details of a planting scheme showing the location and type of trees to be introduced along the eastern boundary of the site must be approved by the Department. Such planting must infill any existing gaps in the hedgerow along the eastern boundary through which there is a view of the existing buildings from the B8 highway and the planting must be undertaken in accordance with these details and introduced in the first planting season following the completion of the new hangar.

Reason: In the interests of the visual amenities of the countryside surrounding the site.

C 3.

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If the hangar is no longer required or used for the storage of a helicopter and/or related items, then it must be removed from site and the grasscrete "helipad" dug up and returned to grassed field all within 6 months of the cessation of the use.

Reason: the site is not designated for development and the development is approved on the basis of specific need in this case.

C 4. On completion of the new hangar the containers currently situated at the south of the site must be removed from the site

Reason: the existing hangar will be available for the storage of those items within the containers once the new hangar is completed.

This decision relates to drawings 2715/16 01 Rev A and 2715/16 02 Rev A date stamped received on the 12th September 2016 and 2715/16 03 date stamped received on the 15th August 2016.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted

Committee Meeting Date:...17.10.2016

Signed : S CORLETT Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

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