Officer Planning Report

Planning Report And Recommendations {{table:328663}} {{table:328662}}

Officer's Report

Introduction

1. This application seeks permission for the erection of a sun room extension to a property in an Area of High Landscape or Coastal Value and Scenic Significance. The application is considered to be unacceptable and is not in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Valley Crest, Main Road, Santon which is a two storey detached dwelling situated to the northern side of the highway. There is a large garden area to the front of the property with parking and manoeuvring space to the side. There is also a coach house at the end of the driveway which provides storage for the applicant's business.

The Proposal

1. The application seeks approval for the erection of a detached garage with store/gymnasium above. The proposed garage with store above would have a floor area of approximately 80sqm. The structure would be finished with smooth painted render with face brick detailing with quoins, the front elevation would be clad in stone to match the existing dwelling. There would be two garage doors in the front elevation of the garage building which would have powder coated roller shutter doors, there would also be a pedestrian door adjacent to the garage doors. There would be a pedestrian door in the side elevation at ground floor level, on the other elevation there would be an external staircase with a pedestrian access into the roof space. There would be a bathroom facility within the roof space which would be served by four roof lights.

Planning History

1. There was an application in 2003, PA 03/01333/B for the change of use of coach house to a storage facility for the applicant's business. This application was approved.

1. There are currently two further applications which are currently being considered, PA 12/00957/B which is for the erection of a sun room extension and PA 12/01219/C which is for the additional use of the ground floor of the dwelling as office accommodation. No decision has yet been made on either of these applications.

Development Plan Policies

1. The application site is in an area zoned as "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 3 and Environment Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. 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 land¹ 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-dependant 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 over-riding 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.

1. Environment Policy 2

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; b) The location for the development is essential.

Consultations

1. Highways Division do not oppose as it has no traffic management, parking or road safety implications.

1. Santon Commissioners have not commented

Assessment

1. The application seeks approval for the erection of a detached garage with store/gymnasium over. The site is within the countryside and therefore is not zoned for development.

1. There is an existing coach house on the site which is used as a storage facility for the applicant’s business. At present there is no garage on the site.

1. The ground floor would provide parking for two cars and an area which would provide parking for bikes. The upper floor would provide additional accommodation in the form of a gymnasium.

1. Given that there is no existing garage on site it is considered reasonable that a garage may be required. The area above the garage has a fairly steep pitched roof and the eaves is

slightly higher above the ceiling height of the garage in order to provide quite a significant amount of headroom in order to gain additional accommodation.

1. Whilst the proposed use of the building is for garaging and gymnasium, the design, size and appearance of the building is very similar to that of a small dwelling. Whilst the applicant does not propose to use the building for the purposes of living accommodation, it could at some point in the future under different ownership have internal alterations carried out which could provide accommodation in the form of a detached dwelling.

1. The building would be of such a size and height that it would appear as a separate dwelling. The building would be self contained and would be sited approximately 6m from the main dwelling.

1. Whilst a condition could be attached to the building restricting the use of the building, this would be very difficult to enforce, and the fact remains that the building is a self contained unit which looks and for all intents and purposes is, a new dwelling in an area which is not zoned for development.

1. The erection of a modest garage within the curtilage of the site may be acceptable, and if the applicant did wish to have gymnasium accommodation this could be achieved by extending the property or indeed utilising space in the existing property.

1. In conclusion the site is not zoned for development and the proposal is contrary to the relevant policies in the Isle of Man Strategic Plan. It is considered that the proposed development would be an intrusive feature within the countryside which would be visible from the public thoroughfare.

1. For the above reasons the application is considered to be unacceptable and is recommended for refusal.

Party Status

1. The local authority, Santon Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 09.10.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

O : Notes attached to refusals

R 1.

The application site is not zoned for development and is within an Area of High Landscape or Coastal Value and Scenic Significance. Given the size and design of the proposal it would be tantamount to the creation of a new residential dwelling in an area not zoned for development. It would result in an inappropriate development in the countryside contrary to Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Refused Date : ...

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager