Officer Report

Application No.: 17/00849/B Applicant: Mr Robert Barden & Mrs Ann Hamilton Proposal: Extension to existing shed Site Address: West Hill Farm Jurby Road Lezayre Ramsey Isle Of Man IM7 2EA Case Officer : Mr S Butler Photo Taken: 12.09.2017 Site Visit: 12.09.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.10.2017 _________________________________________________________________

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. The development hereby approved shall be used only in connection with the residential property known as, "West Hill Farm" and shall not be used for any commercial purposes. Reason: To safeguard the residential character and amenities of the area.

Plans/Drawings/Information;

This approval relates to the plans, drawings and information date stamped as being received on 08/08/17 including drawings no. 1389.1, 1389.2, 1389.3 and 1389.4.

_______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The owner/occupier of West Hill Jurby Road Lezayre Ramsey Isle Of Man (neighbouring property) _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site West Hill Farm, Jurby Road, Lezayre, is located on the northern side of the Jurby Road (A13) and is northwest of Ramsey. - 1.2 The main house in the North East of the site, a small garage to the North West of the House and the shed which is the subject of this application to the East of the main house. To the South East of the main house and to the South West of the shed is a separate residential property (West Hill). - 1.3 The existing shed which is the subject of this application is a sizeable agricultural style building which is currently used for storing cars and a small workshop area. Therefore although the building is agricultural in nature, its use is clearly domestic. - 1.4 To the east of the shed is agricultural land.

2.0 THE PROPOSAL - 2.1 The proposal is to extend the shed to the west (towards the main house), to lengthen it

- 3.0 PLANNING HISTORY

3.1 A number of applications have been approved on the site. Two of these are considered to be particularly relevant, as set out below. - 3.2 Planning Approval 06/02029/B for, "Conversion of existing barn into a private garage and workshop". The officer report for this noted, "The proposals are very minor alterations and would have no adverse impacts to the detrimental of residential amenity of the neighbouring properties or to the surrounding countryside. For these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval". - 3.3 Planning Approval 14/01249/B is for, "Alterations and erection of extension to existing detached garage". This relates to the smaller garage, however it is akin to the current application and therefore considered relevant. An extract from the officer's report is set out below.

• o 6.1 The key considerations in the assessment of the application are the principle of the development, the impact of proposal upon the character and appearance of the garage and site in general and the impact upon the landscape in general.
• o 6.2 The site is within an area which is not zoned for development, however it is a residential property and the garage is within the residential curtilage. The existing garage is a double car garage; the proposal would increase it to three. While there are no specific policies for garages in the countryside it is reasonable to expect that a residential property would

• require a garage and may also want to alter or extend in the future. It is therefore considered that the principle of the garage extension is acceptable.
• o 6.3 The proposed extension would be a fairly modest addition to the garage and would respect the garage in terms of size, scale and design. It is considered that the proposed extension would not have an unacceptable impact upon the existing garage or the surrounding area in general. The proposed extension would not make the garage any more visible when viewed from the highway.
• o 6.4 For the above reasons the application is considered to be acceptable and is recommended for approval.

- 4.0 PLANNING POLICIES

4.1 The application site is within an area of open space/agricultural identified on The Ramsey Local Plan 1998. While the site is within an area which is not zoned for development it is appropriate to consider the points set out in General Policy 2 of The Isle of Man Strategic Plan (20th June 2007). The site is not within a Conservation Area, or within an area zoned as high landscape value. - 4.2 General Policy 2 of the IOM Strategic Plan (2016) indicates that proposals that are in accordance with zoning will be supported subject to various detailed criteria, which include that they: …

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;

- 5.0 REPRESENTATIONS

5.1 DOI Highway Services confirmed on 18/08/17 No Highways Interest - 5.2 Lezayre Parish Commissioners commented on the 11/09/17 indicating, "Approved Unanimously. My Commissioners note that the use of the existing shed is "private". The extension should only have the same use attached. My Commissioners would also like to comment that if this property should change ownership in the future, they respectfully suggest that the use for the shed is always private and never commercial". - 5.3 The owner/occupier of the adjacent residential property (West Hill) 14/09/17 have stated, "We have no objection to the above mentioned extension".

- 6.0 ASSESSMENT

6.1 Although the land is not zoned for development, as the proposal is for a residential use within a residential curtilage it is not considered that the principle of the proposal is objectionable. - 6.2 The existing shed is not particularly attractive, being a utilitarian design. However, it is noted that the proposal is an extension to an existing building which continues the buildings broad shape and design and is not widely visible from outside the site. It is noted that the site will mainly be visible by the owner/occupier of the adjacent property, West Hill, who have confirmed that they do not object. The extension would be approximately 6m from the boundary at its nearest point, and over 20m from the dwelling. It is therefore considered that the proposal complies with parts b, c and g of General Policy 2.

6.3 The wider application sites includes a significant level of parking and manoeuvring space, it is therefore considered that the proposal complies with parts h and I of General Policy 2.

- 7.0 CONCLUSION.

7.1 In light of the above issues, the proposal is supported with conditions regarding the use, to address the concerns raised by the Commissioners. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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: 05.10.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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