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17/00465/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00465/B Applicant : Mr David & Mrs Allison Allvey Proposal : Erection of replacement tractor/mower shed Site Address : Dreemskerry Farm Dreemskerry Ramsey Isle of Man IM7 1BF
Case Officer : Miss Abigail Morgan Photo Taken : 18.05.2017 Site Visit : 18.05.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is the curtilage of a dwelling known as Dreemskerry Farm, Dreemskerry, which is a large, two storey-detached building finished with Manx stone, white render (in places) and grey slate roof tiles. The dwelling is set within a significant area of surrounding land and includes and open-faced three-berth garage, with a long driveway from the main highway.
1.2 A collection of dwellings lie to the southwest of the application site along the Road of Scarffe's Ridge, with the nearest, Geay Vooar, some 150m from Dreemskerry Farm. There are few trees in the area, but Dreemskerry Farm is, topographically, set down with views into and out of the site being primarily limited to long-distance. The land within the ownership of the applicant is separated by the Manx Electric Railway, which borders the application site to the north east.
2.0 THE PROPOSAL
2.1 Planning approval is sought for a replacement tractor/mower shed. The existing shed is apx 3m x 6m timber with low pitched roof, located on a piece of levelled land cut back into the hillside which slopes up to Dreemskerry Road.
2.2 The proposed shed is 6.5m x 8.5m x 3.2m (high) to flat roof. There are two up and over doors with a personnel door on the side. Given the levels differences between the shed area and adjacent field level, the shed will be set down about 1.2ms from adjacent field levels leaving apx 2m protruding above. Materials are to be cedar clad with oak colour upvc doors and windows. This was confirmed on site with the applicant and via email from the agent on 25.05.17 that a condition would be acceptable as the plans did not show that information.
2.3 The proposed shed is to be located in the same place as the existing and as part of the application it is intended to erect a retaining wall 900mm high with an access/maintenance path around it of between 900mm and 600mm. The levelled area is to remain the same as existing, with exception of proposed retaining walls.
3.0 PLANNING HISTORY
3.1 The original approval for the dwelling and barn conversions was issued under PA 07/02192/B. Planning approval was been granted for the "erection of a single storey extension to dwelling and alterations to two existing windows" (14/00025/B) and "removal of existing detached
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17/00465/B
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garage and erection of replacement garage/equipment store" (14/00700/B). 14/00949/B granted consent for the erection of an extension. 16/00372/B granted consent for alterations and extension to existing access road, wall alterations and repositioning of two existing and installation of two additional lamp standards.
4.0 PLANNING POLICY
4.1 In terms of land use planning, the application site is not designated for any site specific purpose and, as such, constitutes 'white land' on the 1982 Development Plan Order. The application site is also located within a wider area of land that is designated as having high landscape or coastal value and scenic significance.
4.2 Given the nature of the proposal and that it is located in the countryside where there is a presumption against development, it is considered that the most relevant policy of the Strategic Plan is Environment Policy 2.
4.3 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.".
4.4 The application site is approximately 450m from Maughold Conservation Area. While normally the assessment of an application site's proximity to a Conservation Area would be seen in the context of Conservation Areas' generally urban nature, the fact that the Maughold Conservation Area includes a significant amount of countryside means that Environment Policy 36 of the Strategic Plan is considered to apply. It states: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area".
4.5 Provision is made in Environment Policy 15 and General Policy 3f for development which is required for agriculture.
5.0 REPRESENTATIONS
5.1 Garff Commissioners - no objection. 09.05.2017.
5.2 DOI Highways - no highways implications. 12.05.2017.
5.3 No other representations were received at the time of writing.
6.0 ASSESSMENT
6.1 The main issues in the consideration of this application are the effect of the proposal on the character and appearance of the surrounding rural area.
6.2 The proposal is for a replacement shed, albeit apx double in size. Dreemskerry Farm and its driveway are predominantly visible from the rear of the houses along Dreemskerry Road, with some passing views from the road when stationary.
VISUAL IMPACT THE PROPOSALS WOULD HAVE UPON THE COUNTRYSIDE
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6.3 In relation to the potential visual impact the main policy to be considered is Environment Policy 2 given the site is within an area of High Landscape or Coastal Value and Scenic Significance. EP2 indicates that development will only be acceptable if the proposal would not harm the character and quality of the landscape; or the location for the development is essential.
6.3 It should also be noted that the current shed is not highly visible from public views, as it is set down in the landscape with the context of the main house and the garage to the rear of the proposal. Notwithstanding this, the shed would be visible to some degree from the properties along Dreemskerry Road. However there is already a shed there so visually in the wider view, while the proposed shed is larger it would similar to the current situation. Accordingly, it is considered the proposal would comply with EP 2(a) of the Isle of Man Strategic Plan and would not harm the character or quality of the landscape, above that which already exists.
CONSERVATION AREA
6.4 For the reasons relating to visual harm discussed above, it is also considered that the proposal would not detrimentally affect views from the nearby Conservation Area, and surrounding countryside, and so would accord with Environment Policy 36 of the Isle of Man Strategic Plan.
CONCLUSION 6.5 Overall, it is considered the proposal would have no significant impacts upon private or public amenities of the area, over and above that which already exists.
7.0 RECOMMENDATION
7.1 For the reasons set out above, it is considered that the application should be approved subject to conditions.
8.0 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 , and (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: 30.05.2017
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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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 windows and doors shall be oak colour upvc or similar.
Reason: In the interests of the character and appearance of the site and surrounding area and to match the existing garage.
This approval relates to drawing 865.01 date stamped received 25 April 2017.
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: 31.05.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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