15 March 2017 · Senior Planning Officer Sarah Corlett (delegated authority)
Scacafell, Clenagh Road, Sulby, Isle Of Man, IM7 3ad
The application sought permission for a detached building measuring 10.5m x 6m with 2.9m eaves height and 6m ridge height, providing ground floor garage space for two cars and workshop plus storage in the roof void, sited at the bottom of the garden of a traditional single storey cottage.
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The site is in countryside where development is restricted under Environment Policy 1 and General Policy 3, which protect rural areas and limit exceptions to specific cases like agricultural housing o…
Environment Policy 1
Requires protection of countryside (land outside settlements or not zoned for development) from adverse development unless overriding national need with no alternative. Officer assessed the detached garage/workshop would not harm character and quality of the landscape due to rear siting, matching design/materials, and tree screening, despite not fitting exceptions.
General Policy 3
Prohibits development outside zoned areas except for listed exceptions (e.g. agricultural housing, rural conversions, previously developed land), none applicable here. Officer exceptionally approved as it would not undermine rural character, with condition restricting use to incidental residential garage/workshop to retain control and comply with policy.
Time limit
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.
Turning areas
The development hereby approved shall not be occupied or operated until the turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Visibility splay
There shall be no obstruction to visibility greater than 1.05 metres above adjoining road level as shown within the section of the visibility splay indicated on drawing G/3887/1 (E) dated 10 February 2017. Reason: In the interests of highway safety.
Tree protective fences
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing or proposed landscape areas in positions as shown on drawing G/3887/1 (E) dated stamped received 10 February 2017. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Driveway tree root protection
No site works shall be commenced until the proposed driveway tree root protection cellular confinement system, as shown on drawing G/3887/1 (E) dated 10 February 2017 is installed. The proposed cellular confinement system shall be permanently retained in accordance with the approved details. Reason: To ensure that retained planting on the site is not adversely affected by any underground works.
Use restriction
The building hereby approved shall only used as a workshop/garage and storage area as shown on drawing G/3887/1 (E) and shall not be used at any time other than for purposes incidental to the residential use of the dwelling known as Scacafell, Clenagh Road. Reason: The building has been exceptionally approved as a domestic garage and workshop and the Department would wish to retain control over any subsequent change of use of these premises in the interests of safeguarding the amenities of the area and to comply with General Policy 3 of the Strategic Plan 2016.
no highways implications
recommend approval initially and had no further comments on the amended plans
subject to conditions the proposal is acceptable following amended plans
Arboricultural Officer from DEFA raised significant concerns about tree protection and root protection areas, requesting detailed plans per BS5837:2012 before further comment; Lezayre Parish Commissioners approved unanimously; Highways had no interest.
Key concern: Construction activity within root protection areas of mature trees risking significant damage
DEFA Arboricultural Officer
Conditional No ObjectionUntil this information is provided I will not be able to comment further. If the applicant fails to provide this information I would have to object on the grounds that there is insufficient information for the impact on trees to be properly assessed.; The tree constraints and protection plans needs to be done in accordance with the recommendations of BS5837:2012. Anything less, will not be acceptable.
Conditions requested: Request applicant supplies a tree constraints plan superimposed on site layout plan showing root protection areas (as defined by BS5837:2012) plotted around each tree to be retained; Request a tree protection plan superimposed on site layout plan clearly indicating construction exclusion zone ('CEZ') around trees, precise location of protective barriers, extent and type of ground protection and additional physical measures, detailed specifications for protective measures, and areas where construction cannot be excluded from RPA; Where construction activity cannot be excluded from RPA, an arboricultural method statement required to demonstrate no detrimental impact on trees
Lezayre Parish Commissioners
Support16/00705/B Mr M Gill Scacafel Clenagh Road Sulby - Proposed garage and workshop with store room over - Approved Unanimous.
Lezayre Parish Commissioners
Support16/00705/B Mr M Gill Scacafel Clenagh Road Sulby – Proposed garage and workshop with store room over – Amended plans received. No further comments.
Lezayre Parish Commissioners
Support16/00705/B Mr M Gill Scacafel Clenagh Road Sulby - Proposed garage and workshop with store room over - amended plans received. Approved Unanimous
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 28/07/16
