Loading document...
==== PAGE 1 ====
17/00646/REM Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00646/REM Applicant : Tiger Tim Properties - Mr Gwilym Owen Proposal : Reserved matters application for the erection of single storey dwelling with parking (in connection with approval granted under PA16/00240/A) Site Address : Land At Ballacashin Farm Abbeylands Isle of Man
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.08.2017 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. This development must commence before 14th December 2020 as required by condition 1 of the approval in principle.
Reason: to accord with the terms of the approval in principle.
C 2. Prior to any construction the access shown on drawing T/8004/1(A) date stamped 15 June 2017 shall be constructed and the proposed visibility splays 2.4m x 36.0m shall remain unobstructed at a height of 1.05m thereafter.
Reason: In the interest of highway safety
C 3. 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 shall be erected; and no garages or other free standing buildings shall be erected within the curtilage of the dwelling hereby approved without prior submission and approval of a further planning application.
Reason: To control development in the interests of the amenities of the surrounding area.
This approval relates to Location Plan and Drawing T/8004/1 (A) date stamped received 15 June 2017.
__
==== PAGE 2 ====
17/00646/REM Page 2 of 5
Interested Person Status
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, Department of Infrastructure Highway Services and (d) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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.
In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
NONE __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is a large roughly triangular piece of land comprises a parcel of land at Ballacashin Farm adjacent to the main farmhouse and an existing steel framed building, which is located towards the northern end of the minor road leading from Abbeylands to Lanjaghan Farm. The general area of hillside slopes down towards the south.
1.2 The site defined in red is the curtilage of an existing steel farmed building, from which the applicant (together with his son) operate their 'depot'. The remainder appears to be a garden, grassed area with some mature plants. Within the red line there are also a number of other buildings, including a greenhouse. In the wider blue line is the main dwelling together with associated outbuildings.
1.4 There are two accesses into the site from the main road, one appears to access the main dwelling and the other, to the north, accesses the existing shed/storage building. Currently it is possible to use both accesses and drive round the whole site.
2.0 THE PROPOSAL 2.1 The application is for an approval of reserved matters relating to Conditions 2, 3, 4, and 6 of PA16/00240/A which approved siting and means of access. The conditions required details of the proposed dwelling, design, external appearance, internal layout, the provision to be made for the parking and turning of vehicles within the site, the surface treatment of any roadways and other parts of the site which will not be covered by buildings; all external
==== PAGE 3 ====
17/00646/REM Page 3 of 5
materials to be used in the development, existing and proposed ground and floor levels and landscaping, including the retention of any existing trees.
2.2 The proposal is for a single storey dwelling with design based on 3/91 - Guide to the Design of Residential Development in the Countryside and the plans also provide details of the internal layout, materials, provision for access parking and turning of vehicles, surface treatments, ground levels and landscaping. 2.3 The majority of the application site will remain grassed with the driveway being predominantly gravel with the first 10m being concreted, following the line of the existing track. As the house has been designed to face towards the fields to the rear and the driveway and parking the levels of the house have been designed to the higher part of the site, albeit the difference between the front and rear is apx 20cm. The existing hedgerow along the southern boundary is to be retained. No additional soft landscaping is proposed, but the existing conifer hedge is to be reduced in height to 3m.
3.0 PLANNING HISTORY 3.1 16/00240/A - approved on appeal. The Inspector considered that as the effect of a dwelling would have minimal effect on the character and appearance of the area, would not harm neighbouring amenities and was acceptable on highways and transport grounds that these coupled with the personal circumstances of the applicant were material enough to weigh against the policy considerations and recommended that the application be approved.
4.0 PLANNING POLICY 4.1 Whilst the proposal should be considered principally in respect of the conditions and intentions of the approval in principle, it is helpful to set out the planning policy framework for the application. The site lies within an area designated on the Onchan Local Plan of 2000 as Open Space. The Local Plan contains the following policy which is considered relevant:
"O/RES/P/22
4.67 OUTSIDE THOSE AREAS DESIGNATED FOR RESIDENTIAL DEVELOPMENT NEW DWELLINGS WILL GENERALLY NOT BE PERMITTED WITHIN THE LOCAL PLAN AREA. THIS APPLIES PARTICULARLY TO THE RURAL PART OF THE DISTRICT WHERE THE COUNTRYSIDE IS ALREADY PROTECTED BY PLANNING CIRCULAR 1/88 THE PROVISIONS OF WHICH WILL CONTINUE TO BE APPLIED. IN ADDITION IT SHOULD BE NOTED THAT THE COUNTRYSIDE IN ITS ENTIRETY WITHIN THE DISTRICT IS DESIGNATED BY THE LOCAL PLAN AS OF HIGH LANDSCAPE VALUE AND SCENIC SIGNIFICANCE IN ACCORDANCE WITH THE PROVISIONS OF THE ISLAND STRATEGIC PLAN EASTERN SECTOR (PLANNING CIRCULAR 9/91)."
4.2 The Strategic Plan sets out the strategic and spatial aims of Government. There is a general presumption against the development of new housing outside existing settlements, as set out in the Strategic Aim, Strategic Policies 1c, 2 and 10, Spatial Policy 5, General Policy 3, Environment Policy 1 and Housing Policy 4, some of these are referred to in full below;
4.3 Strategic Policy 1 seeks that Development make the best use of resources by using previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and being located so as to utilise existing and planned infrastructure, facilities and services.
4.4 Strategic Policy 2: Directs new development to towns and villages, and allows development in the countryside only in specified exceptional circumstances.
4.5 Transport Policy 4: Requires new and existing highways that are to serve any new development be designed so as to be capable of accommodating the vehicle and pedestrian
==== PAGE 4 ====
17/00646/REM Page 4 of 5
journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
4.6 General Policy 3 sets out the exceptions where development may be allowed in the countryside.
4.7 Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.
5.0 REPRESENTATIONS 5.1 Onchan District Commissioners recommend that the planning application be approved. 11.07.17
5.2 DOI Highways do not oppose subject to following condition/comment (07.07.2017);
The proposals are similar to the previous approval 16/00240/A whereby sightlines of 2.4m x 36.0m have been conditioned. The proposals also include the first 10m of the access road leading to the new dwelling being concreted. Given there is ample space within the site for parking and internal turning arrangements, the proposals are considered acceptable.
Please attach a similar condition to the previous approval:
Prior to any construction the access shown on drawing T/8004/1(A) to be approved by the planning authority shall be constructed and the proposed visibility splays 2.4m x 36.0m shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety
6.0 ASSESSMENT 6.1 As the siting and location of the access have been previously agreed the main issues are considered to be the impact of the proposal on the character and appearance of the area; amenities of future occupants; and parking/turning provision.
Character of the Area
6.2 The house has been designed taking to account the design principles set out in Circular 3/91, it is to be predominantly light coloured render with stone detailed porch and entrance on north and south elevations respectively, slate roof with 2 roof lights in each roof slope, solar panel and white upvc sliding sash windows.
6.3 The proposed dwelling would be viewed the context of Ballacashin Farm House, the Depot and would be partially screen by the existing conifer hedge and as such is considered to have a minimal impact of the area. The design is considered to be in accordance with the expectations of those considering the approval in principle.
Amenities of Future Occupants
6.4 There is considered to be sufficient garden area associated with the dwelling. The 'Depot' , considered lawful under 10/00473/LAW, will also now form part of this planning unit and is part of the amenity space available to the applicants.
==== PAGE 5 ====
17/00646/REM Page 5 of 5
Parking and Turning Provision
6.5 There is ample space within the site for parking and internal turning arrangements and as such the proposals are considered acceptable. It should be noted that highways have no objection subject to a condition regarding the construction of the access and the visibility splays which has been included.
Conclusion
6.6 It is considered that what is proposed is in accordance with the expectations of those considering the approval in principle and as such the application is recommended for approval.
Decision Made : Permitted
Date : 04.09.2017
I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Determining officer
Signed : Jennifer Chance Jennifer Chance
Director of Planning and Building Control
Copyright in submitted documents remains with their authors. Request removal