Officer Report

Application No.: 16/01073/B Applicant: Braddan Parish Commissioners Proposal: Erection of a garden shed. Site Address: Shed Coronation Community Garden Mount Rule Road Strang Douglas Isle of Man Case Officer : Miss Lucy Kinrade Photo Taken: 27.10.2016 Site Visit: 27.10.2016 Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.1 The application site is the curtilage of the Coronation Community Garden, Mount Rule Road, Strang. - 1.2 The existing site is accessed at the rear of Coronation Terrace on Mount Rule Road and sits directly behind residential property Camlork Cottage. - 1.3 The site is predominantly rectangular in shape approx. 30m long x 20m wide, but with an additional 'L' shaped 10m x 5m section of land the south-western side of the plot between Camlock Cottage and 10 Coronation Terrace. THE PROPOSAL

2.1 The current application seeks approval for the erection of one garden shed to store the necessary tools and implements for the running of the Community Garden. - 2.2 The proposed timber shed is to be 1.8m x 1.2m wide and is to have a proposed ridge height of 1.9m. - 2.3 The shed is to be located within the 'L' shape section of the site where the eastern boundary meets Camlork Cottage. PLANNING HISTORY

3.1 There have been no previous planning applications on the site. PLANNING POLICIES - 4.1 The application site is within an area zoned as "Residential" as identified on the Braddan Local Plan 1991 Map 2, however does not have a residential use.

4.2 Although there are no specific policies which relate to the erection of a shed in a community space we can consider the principals of Environment Policy 17 of the Isle of Man Strategic Plan 2016.

Environment Policy 17 states; "The development of buildings and other facilities associated with nurseries and market gardens will only be permitted where:

• a) any built development is of a scale, form, design and material in keeping with the character of its surroundings;
• b) any development does not unacceptably affect residential amenity or local highway conditions;
• c) there is no adverse impact on the character or appearance of the area or a requirement for significant highway alterations; and
• d) if appropriate, those buildings are erected away from public highways and are screened from public gaze.

4.3 Due to the size of the proposed shed we can also consider Schedule 1 Class 15 Garden Sheds and Summer-houses from the Isle of Man Town and Country Planning (Permitted Development) Order 2012 where it identifies a level of development which can be completed without the need for planning permission within a residential curtilage.

Class 15 Garden Sheds and Summer-houses states; "The erection of one or more garden sheds or summer-houses within the curtilage of a dwellinghouse. Conditions:

• (a) the general conditions applicable to Section A;
• (b) the height of the garden shed or summer-house must not exceed 2.8 metres above ground level;
• (c) the area of ground covered by the garden shed or summer-house must not cumulatively exceed 15 square metres in total; and
• (d) no part of the garden shed or summer-house may be nearer to any highway which bounds the curtilage of the dwellinghouse than — (i) that part of the dwellinghouse nearest to that highway, or (ii) 20 metres, whichever is the nearer." REPRESENTATIONS

5.1 The Department of Infrastructure have stated that there is no highways interest in the current application.

5.2 Braddan Commissioners have made no comments on the application. ASSESSMENT - 6.1 This application seeks approval for the erection of a timber garden shed to store the necessary implements for the running of the Community Garden. The fundamental issues to consider in the assessment of this application are the impact of the shed on the site and the amenity of the neighbours and the visual impact of the shed on the surrounding area.

6.2 In terms of scale and design the proposed shed is considered to respect the site and meets the needs of the users without detriment to the existing character or appearance of the area. The overall size of the shed is to be approx. 2.1 sq m, if the site were to have been classed as a residential curtilage the erection of the single stand-alone shed would be considered acceptable under the Permitted Development Order 2012 and would not require planning permission, however given its location in a community area, a submission is required. Nonetheless the proposal is considered acceptable.

6.3 It is expected that there shall be no additional impacts on the nearby highways in association with the proposed development and the erection of a shed will have no impact on the amenity of 10 Coronation Terrace that would warrant a refusal. - 6.4 Due to the location of the site behind Camlork Cottage and the vegetation between the southern boundary of the plot and the main road of Coronation Terrace the proposed siting for the shed shall be screened from the main highway, as such there shall be no impacts to the streetscene. RECOMMENDATION

7.1 For the reasons stated above, the application is recommended for approval. PARTY STATUS - 8.1 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;

• (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: 31.10.2016 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.

This approval relates to the site plan and image of the proposed shed both date stamped and received 12/09/2016.

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: 04.11.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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