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18/01327/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01327/B Applicant : Mr Guy & Mrs Anna Templer Proposal : Installation of a timber bridge to connect an existing small island within pond to garden Site Address : Mullinaragher House Rheast Road Santon Isle of Man IM4 2HR
Principal Planner: Miss S E Corlett Photo Taken : 13.11.2018 Site Visit : 13.11.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.01.2019 __
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 decision relates to drawing 203/001 received on 20th December, 2018. __
Interested Person Status - Additional Persons
none __
Officer’s Report
THE SITE 1.1 The site is the curtilage of Mullinaragher House which sits on the southern side of Rheast Road which links the Clannagh Road with the Mullinaragher Road. This part of Rheast Road accommodates three dwellings - Mullinaragher House being the westernmost, with Springside and Ballacorrin to the east. There are other dwellings to the north on Clannagh Road.
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1.2 The site accommodates a dwelling, Mullinaragher House, together with a substantial landscaped garden including a pond. This extends to 180m in length. The upper (northern) part of the site is lawned and planted with the lower, southern area more natural and unmanaged. There is significant vegetation including trees between the property and the Clannagh and Castletown Roads.
THE PROPOSAL 2.1 Proposed is the construction of a bridge from a small island in the centre of the pond to the ground surrounding it. The bridge will extend over a length of 10m and rise over a curve to a height 1m above the ground level on each side. The bridge will be Accoya timber stained a teak (red-brown) colour with uprights at 700mm intervals and a horizontal bar half way up each section. The bridge will be set on padstones on each side.
PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose and outside the area of High Landscape Value and Scenic Significance to the south east. On the draft Area Plan for the East, 2018, the site lies within an area of Incised Slopes where the following Landscape Strategy is recommended:
"Conserve and enhance a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons b) its scattered settlement pattern c) its Victorian garden and the railway (Port Soderick Glen).
Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area. Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway."
3.2 Landscape Proposal 7 In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and considering siting, colours, materials, finishes and the general scale.
3.3 Environment Policies 1 and 2 protect the countryside for its own sake and presume against any development which would be damaging and where there is no overriding justification which would warrant the development and the resulting impact.
PLANNING HISTORY 4.1 The dwelling was approved through the conversion of an existing building on the site, in connection with a flower growing business on the site, under 86/01011/A and 87/01510/B. There then followed alterations and extensions - 93/01575/B and 15/00662/B. Landscaping was approved under 93/01374/B. Two attempts were made to remove the agricultural worker's occupancy condition - 92/00826/C and 96/00349/C and the matter was finally resolved through the issue of a Certificate of Lawfulness of Use - 06/00958/LAW for the occupation of the property as a private dwelling.
4.2 The application for Lawfulness of use of the property discussed the large site and referred to it as a house and garden and the notice states: The submitted application, reference PA 06/00958/LAW contains evidence sufficient to demonstrate that Mullinaragher House and the
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associated curtilage as defined in black on plan reference MB3 received on 26th May, 2006 have been used as a private residential property and associated garden and other than by an agricultural worker or for horticultural purposes for a period in excess of twelve years prior to the period up to 8th June, 2006.
4.3 Most recently, planning approval was granted for the erection of a studio with decking in front to the east of the pond. The studio was to have a footprint of 4.5m by 6.5m with a large internal space with storage at one end. The building is a timber clad box with a flat roof and windows/bifold doors in two elevations. The structure is raised off ground level by 100mm with the decking raised up to 0.5m off ground level. The building will be constructed on an existing concrete slab. The building was to be used as an artist's studio by the owner of the house. This was approved by the Planning Committee on 10th December, 2018.
REPRESENTATIONS 5.1 Santon Parish Commissioners have no objection (09.01.19).
5.2 Highway Services indicate that there are no highway interest in this application (07.01.19).
ASSESSMENT 6.1 The proposed building will not be visible from any public place, being screened from view by existing trees and shrubs but in any case will have little impact on the character of the site or its appearance from within.
CONCLUSION 7.1 The proposal is considered to be acceptable and not contrary to any of the protective policies relating to the countryside.
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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 24.01.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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