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                                      19/00890/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00890/B Applicant : Brandywine Limited Proposal : Erection of a detached garden store Site Address : 4 Balnahow Farm Cottages Balnahow Farm Balnahowe Santon Isle Of Man IM4 1HN

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation:

__

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 drawings 30,21 and 32 all received on 8th August, 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is Balnahow Farm - a complex of a dwelling and agricultural outbuildings which were up until relatively recently, a working farm. The farm has been sold and the land around it sold separately and is now being farmed in association with Southampton Farm whose farm buildings are based in Port Soderick. Planning approval has recently been granted for a series of alterations and extensions to the main farmhouse which sits outside of this application site but is understood to be owned by the applicant.

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                                      19/00890/B                                     Page  2  of  3

1.2 The site sits on both sides of a private road which joins the public road some way to the west. This public road provides access to the Meary Veg sewage treatment plant, as well as a number of dwellings. The houses are a combination of traditional (Ballacregga and Balnahow Farmhouse) with the majority being modern properties of one and two storeys.

1.3 One group of the farm buildings are arranged in an L shape with additions to the east. The building to the south is linear with no projections front or rear.

1.4 The application concerns unit 4 which sits adjacent to the access lane which runs through the site and whose curtilage extends to an area on the other side of the lane which was shown on the approved plans for car parking (3 spaces).

THE PROPOSAL 2.1 Proposed is the erection of a stone garden shed with a footprint of 1.8m by 5.2m, an eaves level of 2m and an apex at 2.4m above ground level, finished with a slated roof and with a set of timber doors in the eastern elevation. This is to be used in connection with unit 4 for the storage of domestic items such as bicycles, garden furniture.

2.2 The unit will abut the boundary with unit 7 where the boundary is a 1.8m high wall.

PLANNING POLICY 3.1 The site lies within an area designated as not for a particular purpose and of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982. On the draft Landscape Character Assessment, the area is recognised as Incised Slopes - the most common of the land use character types. The accompanying text talks about the rural character of the area with open fields and wooded areas and the need to approach development sensitively, recognising traditional materials, densities and styles.

3.2 As the area is not designated for development, there is a presumption against new works as set out in General Policy 3 and Environment Policies 1 and 2 particularly where it would adversely affect the character and appearance of the countryside which is protected for its own sake. There is, however, provision within the Permitted Development Order for the construction of domestic buildings such as sheds

PLANNING HISTORY 4.1 17/00563/B approved the conversion and alteration of the buildings to residential and the approval was subject, inter alia, to a condition which suspends some of the provisions of the Permitted Development Order:

"Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no extensions, garages, garden sheds, walling, fencing or summerhouses may be erected without planning approval at any time other than those shown and approved in this application.

Reason: To control future development on the site."

4.2 In any case, the residential curtilage of unit 4 is subdivided by the lane and as such the provisions of the Order would not apply to the southern part of the curtilage.

REPRESENTATIONS 5.1 Santon Parish Commissioners have no objection to the application (04.09.19).

ASSESSMENT 6.1 The issue in this case is whether the development would have any adverse environmental impact on the area of High Landscape Value and Scenic Significance, given that the planning policies here protect the countryside for its own sake and that protection of the landscape is a primary consideration.

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                                      19/00890/B                                     Page  3  of  3

6.2 There are no policies which specifically provide for the erection of domestic buildings such as garages and sheds although the Permitted Development Order generally allows the construction of such things within a residential curtilage, subject to constraints on size and location. In this case, however these provisions were suspended in the approval for the conversion of the buildings to residential (condition 2).

6.3 In this case, the shed is modest and finished to match the original barns and there would remain sufficient space to park at least two vehicles in accordance with the standards in the Strategic Plan.

6.4 Whilst the building will be erected on the boundary with the curtilage of unit 7, it is only marginally higher than the boundary wall and as such is not considered to have an adverse impact on the living conditions of those in that property.

CONCLUSION 7.1 The proposal is considered acceptable as there is no adverse impact on the landscape and the building is considered to be an acceptable addition to the approved residential group, in compliance with EPs 1 and 2.

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.

Decision Made : Permitted

Date: 17.09.2019

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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