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                                      19/00249/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00249/B Applicant : Mr Ian Simpson Proposal : Erection of a replacement storage building Site Address : Quiet Hills Jacks Lane Port E Vullen Ramsey Isle of Man IM7 1AW

Planning Officer: Mr Nick Salt Photo Taken : 09.04.2019 Site Visit : 09.04.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.04.2019 __

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.

Plans/Drawings/Information:

This permission relates to the following plans and drawings, date stamped received on 5th March 2019: o Location Plan o Site Plan o Elevation drawings o Proposed site layout, floor plan

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE

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1.1 The application site is 'Quiet Hills', Port-E-Vullen, a detached bungalow south of the main settlement area of Port-E-Vullen. The site is a fairly large triangle of land containing a pond, some outbuildings and the house itself in the northern corner. The bungalow itself is not of any particular architectural merit. There is a small shed close to Jack's Lane between the garage and the house which measures 2.8m x 4.35m (12.18sq m).

2.0 THE PROPOSAL 2.1 Proposed is the replacement of the existing storage shed between the garage and house, with a new larger shed measuring 3.8m x 5.1m (19.38 sq m), an increase of approximately 7 sq m of floor space. The shed would be 3.3m in height with double access doors on the front elevation and two smaller upper level windows on the side elevation. It would feature a pitched roof. A felling licence has been obtained for the removal of 15 trees from the site.

3.0 PLANNING HISTORY 3.1 The site has been the subject of past applications for extensions and alterations to the dwelling, as well as the erection of a shed (00/01402/B), however none of these is considered materially relevant to the current application.

4.0 PLANNING POLICY 4.1 The proposal site is in an area not designated for development as per the 1982 development Plan. It is within an Area of High Landscape or Coastal Value and Scenic Significance.

4.2 Given the land use designation, General Policy 3 of the Isle of Man Strategic Plan 2016 applies:

"General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

4.4 As the site is within a rural countryside area, Environment Policy 1 is of relevance:

"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

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4.5 Environment Policy 2 is also important:

"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."

5.0 REPRESENTATIONS 5.1 Garff Commissioners have no objections (06.04.19).

6.0 ASSESSMENT 6.1 The shed would be over 100m from the nearest residential neighbour - no impact would occur on nearby residential amenity. The building would also mainly follow the footprint of the existing shed, therefore any impact on the countryside ecology of the area is also unlikely. The key issue to consider therefore is visual impact.

6.2 The shed itself would be under 20sq m in size and would appear smaller than the garage and house in between which it is situated - also shielding it from view from most perspectives. The removal of the trees would make the proposed shed more visible from Jack's Lane (set back from the side of the road by 3m), however, due to its size, positioning and pitched roof design, the shed would not be out of place on this site and would not adversely affect the views of the countryside or the AHLV - thus complying with EP1 and EP2. The character and quality of the landscape would be preserved.

7.0 CONCLUSION 7.1 In summary, the proposal complies with the aforementioned policies and is a low impact development. It is recommended for approval based on the above reasons.

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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

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Decision Made : Permitted

Date: 23.04.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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