The application site comprises the curtilage of a former tuck mill building that is located within Slegaby Farm complex in Onchan.
The Proposal
The proposal comprises the erection of a detached garage within the application site.
Planning History
The application site has been the subject of a number of previous planning applications, five of which are considered specifically material to the assessment of this current planning application:
Planning application 01/01465/A sought approval in principle for (a) the rebuilding of Glenside Cottages, conversion of the tuck mill and the stone barn to living accommodation and refurbishment of Ballacottier Farmhouse and the Beggar’s House; and (b) the refurbishment of the piggeries and Slegaby Farmhouse, Slegaby and Ballacottier, Onchan. This previous planning application was initially considered with part (a) approved and part (b) refused on the 21st November 2001.
Planning application 03/00470/B sought approval for refurbishment and extensions to create a dwelling, Tuck Mill, Slegaby and Ballacottier, Onchan. This previous planning application was initially refused on the 25th November 2003. The Planning Committee subsequently reversed their initial decision at review, with the review approval decision issued on the 1st April 2004.
Planning application 06/01202/B sought approval for amendments to approved 03/00470/B to include changing facing stonework for staircase enclosure to curtain walling and approval of reserved matters set out in condition 4 of 03/00470/B, Tuck Mill, Slegaby and Ballacottier, Onchan. This previous planning application was approved on the 25th September 2006. This previous planning approval was subsequently extended and currently expires on the 25th September 2012.
Planning application 07/01653/B sought approval for the demolition of existing Tuck Mill and erection of a dwelling. This previous planning application was refused on the 31st December 2007.
Planning application 12/00314/B sought approval for refurbishment and extension to create a dwelling out of existing Tuck Mill. This previous planning application was approved on the 19th April 2012 and is currently being implemented.
Planning Policy
In terms of land use designation, the application site is located within an area of land designated as open space for particular purpose (private woodland or parkland) under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2. The application site and surrounding area are annotated as Area 21 within the local plan. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains two policies that are considered specifically material to the assessment of this current planning application:
Policy O/RES/P/22 states:
"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)."
Policy O/RES/P/15 relates to Slegaby and Ballacottier Farms – Area 21, states:
"The Department will consider favourably a proposal to convert the existing tuck mill into living accommodation where this retains the fabric and the appearance and character of the existing building. The applicant is advised to consult the Department of Local Government and the Environment’s Conservation Officer and Manx National Heritage prior to the formulation of a planning application."
Representations
Onchan District Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
Assessment
The proposed garage is a single storey double bay garage, with a basic footprint of 6.8 metres by 8.0 metres. It is finished in stone with a slate roof to match the adjacent Tuck Mill, the dwelling currently being created that it will serve.
The scale of development is appropriate to the application site, the residential use of the site and the scale of the Tuck Mill. The proposed garage will be largely screened by existing trees within the application site and should have little visual impact within the surrounding area. It is considered that the proposed development does not unduly harm public amenity, private amenity, highway safety or any other obvious material planning consideration.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Onchan District Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 15.06.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 01 and 300 date stamped the 11th May 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 18 June 2012
Determining officer (delete as appropriate)
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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