29 August 2019 · Planning Committee
Ballacregga Farm, Peel Road, Kirk Michael, Isle Of Man, IM6 1ap
The proposal involves converting an existing sun lounge attached to the northeast side of Ballacregga Farm, a large detached house in open countryside surrounded by fields, woodland and high landscape value areas, into an office for Mr Andrew Berry's chartered surveying business currently based in Douglas.
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Although the proposal is contrary to the Development Plan including Environment Policies 1 and 2 (presumption against development in countryside of high landscape value), General Policy 3 (no applicab…
Environment Policy 1
Requires protection of countryside character; site in area of high landscape value and scenic significance with presumption against development. Proposal does not comply but exceptionally permitted due to sustainability gains outweighing conflict.
Environment Policy 2
Protects character of countryside as most important consideration. Non-compliance acknowledged but outweighed by reduced emissions from home working.
General Policy 3
Permits countryside development only via listed exceptions, none applicable here. Despite conflict, approved exceptionally with restrictive conditions.
Spatial Policy 5
Requires new development in defined settlements; countryside only per GP3. Site 0.5km from Kirk Michael service village; exception due to unsustainability of alternatives.
Business Policy 7
Directs new office space to town/village centres for accessibility and vitality; exceptions for historic buildings not applicable. Permitted due to no suitable space locally and emission reductions.
Time limit
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.
Staff and public access restriction
The use of the sun lounge as an office is restricted to the householder(s) and up to two further members of staff employed in the householder's business. The office may not be open to visiting members of the public or customers. Reason: The site is not within an identified settlement and is not a location where office use would be generally encouraged, in the interests of sustainability in this particular location and case.
Personal to applicant
The use hereby permitted shall be carried on only by Mr Andrew Berry as a Chartered Surveyors office and by no other person and upon the cessation of occupation by Mr Andrew Berry the use as a Chartered Surveyors office hereby permitted shall cease. Reason: This permission is granted exceptionally and the Department wishes to have the opportunity of exercising control over any subsequent use in the event of the applicant ceasing the use hereby permitted.
no objection (automatically interested person, no adverse comments noted)
no objection (consulted, no representations received)
Highway Services provided multiple responses all recommending no objection (DNO) due to minimal traffic impact and adequate access/parking; Michael Commissioners also raised no objection.
Highway Services Division
No ObjectionThe proposal would not change the existing site access arrangements.; There should be adequate site parking and turning space to allow 2 employees to park on the site that would be generated by the development, plus the existing parking demand for the dwelling.; The development should not create any new highway issues.; Highway Services does not oppose the application.; Recommendation: DNO
Highway Services Division
No ObjectionWhilst there may be a marginal increase in traffic generation associated with the office use, it is not considered to be a material change that would be detrimental to highway safety.; The access serving the site benefits from reasonable sightlines in both directions onto Peel Road.; Together with the fact that the site can accommodate any additional parking demand, the proposals are considered acceptable from a highway's aspect.; There are no suggested conditions.; Recommendation: DNO
Michael Commissioners
No ObjectionNO OBJECTION
