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19/00674/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00674/B Applicant : Mr Michael & Mrs Carol Ellis Proposal : Erection of a replacement summerhouse Site Address : Hawthorn Cottage Maughold Isle Of Man IM7 1AS
Planning Officer: Mr Nick Salt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.07.2019 __
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 as received on 12th June 2019:
o Location plan o Photograph as existing and proposed o Site Plan o Floor and elevations plan __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The application site is the residential curtilage of Hawthorn Cottage, Maughold, a two storey detached property located within the centre of Maughold Village. The site is bounded to the north by the road, and the centre triangle grass area of Maughold via a mature hedge. To the north east corner of the a site is mature vegetation and trees.
1.2 There is a timber summerhouse approximately 1.5m from the northern boundary, 3.6m from the eastern boundary with Thie Dhrynane, and 6m from the main site dwelling. It measures around 3x3.6m, 2.1m high at the tallest end of the monopitch roof. To the front (tallest) elevation of the summerhouse facing south towards the garden are two Georgian style non-opening windows either side of a double patio door. The summerhouse sits on a timber base.
2.0 THE PROPOSAL 2.1 Proposed is the replacement of the existing summerhouse with a similar one, of the same floor space dimensions (3x3.6m) and between 1.915-2.1m tall above the base. The new summerhouse would differ from the existing in that it would feature three windows to the front elevation and a double patio door to the east gable, and a 0.44m (maximum) concrete base. The summerhouse would be of a thicker timber, with a green/dark grey felt roof to match the current one. The new concrete base has been proposed to combat rot experienced in the existing building, and the slope of the land. The applicant states that it will be planted around
3.0 PLANNING POLICY 3.1 The site is on land not designated for development but also within an area zoned as High Landscape Value or Costal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is also within Maughold Conservation Area.
3.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
3.3 General Policy 3 (in part) states:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (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;
3.4 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."
3.5 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.0 PLANNING HISTORY
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4.1 Planning approval was granted for the existing summerhouse in 2007 (07/01616/B) with conditions added including:
C3 - There must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
Public sewerage crosses this site. The line of the sewer(s) must be identified before development work commences. The sewer(s) must be fully protected whilst all building works are being carried out.
C4 - Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority, a sample of the external finish of the roof.
4.2 More recently, approval was granted for the erection of a garden shed and decking (16/01262/B) at neighbouring Thie Dhrynane.
5.0 REPRESENTATIONS 5.1 There were no representations or comments received at the time of this recommendation.
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.
6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016. This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
6.3 The proposed building would be nestled between existing buildings within Maughold Village. Furthermore, there is currently mature landscaping along the eastern and northern boundaries of the site which would also help in screening the proposed building. Accordingly, distance views of the proposed building would be difficult to achieve. It is also noted the design, height and finish of the building would also be helpful in reducing the visual impact the building may have. Overall, it is considered the proposal would preserve the Conservation Area and be an appropriate form of development within this site. From a visual perspective, it is not considered that there would be any increased impact from the existing summerhouse which the proposed would replace.
7.0 CONCLUSION 7.1 In summary, the proposed summerhouse is considered to be appropriate and it is considered it would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan 2016. The application is therefore recommended for approval.
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;
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(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.
Decision Made : Permitted
Date: 22.07.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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