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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00533/REM Applicant : Mr Scott Kneale Proposal : Reserved Matters application to PA 22/00991/A for the erection of a two storey farmworkers' dwelling with attached garage, associated parking/garden area and potential for ground mounted solar panels addressing siting, landscaping, drainage, design, internal layout, external appearance and means of access Site Address : Field 124429 The Lhen Andreas Isle Of Man IM7 3EH
Planning Officer: Russell Williams Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.07.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. Prior to the occupation of the development hereby permitted, all hard and soft landscaping shall be carried out in strict accordance with the approved details as referenced on drawings 23-1734-02 and 23-1734-03. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Reason: To ensure the provision of an appropriate landscape setting to the development and in the interests of biodiversity.
C 2. The visibility splays identified on drawing 23-1734-05 shall be constructed prior to the first occupation of the dwelling hereby permitted and thereafter kept permanently clear of any obstruction exceeding 900 mm in height above adjoining carriageway level.
Reason: In the interests of highway safety.
C 3. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and cycle parking, and shall be retained available for such use.
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Reason: To provide adequate parking and cycle provision.
C 4. 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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
Note. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
This application has been recommended for approval for the following reason. Having regard to the above considerations, it is considered that the proposed development will not give rise to any material harm to the area and it is considered that the proposal will not undermine the strategic objectives of General Policy 2, Environment Policies 2 and 15, Housing Policies 9 and 10 and Transport Policy 4 together with guidance within Circular 3/91.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 7 May 2024:
23-1734-01 Site & Location Plan 23-1734-02 Site Plan 23-1734-03 Proposed Drawings 23-1734-04 3D Models 23-1734-05 Visibility Splay
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
1.1 The application site comprises Field 124429, which forms part of the curtilage of the Ballalhen Farm, The Lhen, Andreas, which is located on the northern side of the A10 Road. Within the curtilage of the existing farm site lies a detached farm house and five other agricultural buildings. There is a water pond just northwest of the existing building group on site.
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1.2 The broader farm site is situated about 86m south of the West Coast MNR (Marine nature reserve), with the proposed site positioned about 210m south of this MNR. To the southwest of the site is a property is Ballacallum Red Gates which is 405m away, while Ballathona Farm is positioned about 232m southeast of the application site.
1.3 The site, as well as the farm is served by a long farm track measuring about 626m from the Coast Road (A 10). This track is lined by sod banks on both sides. There are distant views to the site from the single lane Road which connects the A10 to the Blue Point Car park by the Coast.
2.0 THE PROPOSAL
2.1 The application seeks Reserved Matters approval for the erection of a new agricultural workers dwelling at Ballahen Farm.
2.2 The application seeks approval of details relating to the siting, layout, appearance, landscaping and access. Drainage and general design are also part of the considerations.
2.3 The proposed dwelling comprises a two storey, four bedroom dwelling. At ground floor the internal layout will provide a snug, farm office, open plan kitchen/diner, family room, utility with shower room and a boot room. A single garage is also proposed and would be attached to the east elevation. At first floor level are four bedrooms, one family bathroom and one ensuite.
2.4 The dwelling will be finished in smooth painted render and Larch timber cladding or similar to the main walls, with grey Profile 6 metal sheets to the boot room link between garage and dwelling. The roof of the dwelling will be finished in slates whilst the single storey lean=to and garage will have grey Profile 6 metal sheets to the roof. Windows and doors will be grey triple glazed aluminium nits, with grey rainwater good.
2.5 To the southern roof elevation solar PV panels will be installed.
2.6 Externally the site will be landscaped with patio and pathways around the dwelling, with a new driveway to the south leading onto two parking spaces and a turning area. The remainder of the site will be landscaped with lawn meadow grass/wildflower planting. Existing sod hedges which surround the site to be maintained as such and reinforced as necessary
2.7 The dwelling will be served by a new package treatment plant to treat foul water. All surface water to be taken to new soak away. The property will be heated bya new air source heat pump.
2.8 The site will be accessed via the existing junction with the A10 and private drive.
3.0 PLANNING POLICY
LOCAL PLAN
3.1 The application site is within an area of white land/open countryside, not zoned for any kind of development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an Area of High Landscape or Coastal Value and Scenic Significance. The site is also not within a flood risk zone as indicated on the Isle of Man Indicative Flood Maps - River & Tidal flood risk, and there are no registered trees on site nor is the site within a registered tree area. As such, the following Strategic Plan policies are considered to be relevant in the assessment of the proposal:
3.2 The original dwelling is considered to be a "traditional" building and, therefore, Housing Policy 15 applied. The policy states:
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"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
3.3 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 Housing Policy 9: "Where permission is granted for an agricultural dwelling, the dwelling must be sited such that; (a) it is within or immediately adjoining the main group of farm buildings or a group of farm buildings associated with that farm, (b) it is well set back from any public highway, and (c) it is approached via the existing farm access."
3.4 3.8.1 Paragraph 8.9.6: "The design of the building should also have regard to the various landscape policies, such as to preserve the character of the local landscape."
3.5 Housing Policy 10: "Where permission is granted for an agricultural dwelling, the dwelling should normally be designed in accordance with policies 1- 7 of present Planning Circular 3/91 which will be revised and issued as a Planning Policy Statement."
3.6 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; or (b) the location for the development is essential."
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3.7 Environment Policy 4 protects biodiversity (including protected species and designated sites).
3.8 Environment Policy 15: "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
3.9 Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
3.10 The Residential Design Guide July 2021 and Planning Circular 3/91 are material considerations.
4.0 PLANNING HISTORY
4.1 The application site benefits from the following planning history:
PA 22/00991/A - Outline application for the erection of an agricultural workers dwelling - Approved PA 89/00275/B - Construction of agricultural barn - Approved. PA 95/00740/B - Erection of agricultural stock shed - Approved. PA 00/00520/B - Erection of agricultural building - Approved.
5.0 CONSULTATIONS
5.1 Commissioners - No comments received.
5.2 DoI Highways Services commented - No objection:
"The application seeks approval for the reserved matters not addressed in PA 22/00991/A. The previous application in principle established means of access to the site via the existing track, inclusive of visibility from the access. Highways DC had no objection to the use of this access for the proposal. This application replicates the access arrangements from the application in principle. With no substantial changes in design guidance or standards, the access is still acceptable. The track from the proposed site and the highway is a substantial distance, with low likelihood that the development will cause any surface run-off onto the highway. However, the plans have taken the opportunity to minimise the risk of surface run-off onto the highway from the existing access through a fall in hard surfacing back into the applicant land, or provision of a drainage channel.
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Access to the new development is taken from the farm lane via a new 3.5m wide driveway. The driveway is sufficient width to allow vehicular and pedestrian access. Internally, the plans are acceptable to Highways. The driveway has provision of two dedicated parking spaces, with sufficient room for tuning vehicles. In addition, there is an integrated garage of internal dimensions 6.15m x 4.2m. The dimensions exceed the minimum requirement as listed in Manual for Manx Roads, and have additional space for the storage of bicycles. The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to Drawing No. 23 1734 02 and 23 1734 05."
5.3 DEFA Environmental Health Unit - No comments to make.
6.0 REPRESENTATIONS
6.1 No comments have been received.
7.0 ASSESSMENT
7.1 The principle of constructing a new agricultural workers dwelling on the application site was established through the grant of Outline planning permission 22/00991/A. As such the main issues to be considered in the assessment of this application is the impact of the proposed development upon highway safety, and the character and appearance of the surrounding landscape, having regard to the relevant policies and guidance set out within Section 3.0 of this report.
Design - Layout, Scale, Appearance
7.2 The application site sits adjacent to existing agricultural buildings that form the primary yards area at Ballahen Farm. The site comprises an area of overgrown scrub with sporadic vehicles, implements and machinery stored in the open, causing a somewhat cluttered appearance to the site. The siting of the dwelling is considered to be well related to existing buildings and would not constitute a stand alone building that would give rise to significant harm to the open agrarian character of the area.
7.3 The proposed dwelling will be two storey in scale with single storey elements to the side and rear. The general scale is reflective of those buildings within the immediate setting, including the original farmhouse and large agricultural buildings to the west. The finish of the dwelling, as described in para 2.4 will be reflective of the traditional farmhouse, with a modern take. The use of external wall cladding in combination with the existing dwelling house which is appropriate. The proportion and form of the dwelling is reflective of traditional rural dwellinghouse/farmhouses with dual chimney stacks, well proportioned, symmetrical windows and a modest porch centrally located to the front of the dwelling.
7.4 The layout of the dwelling suits modern living and suitably provides an office space for farm management and other facilities such as a boot room and ground floor shower room for the farm worker to use upon entering the property.
7.5 The site layout provides functional driveway, parking and turning space to the frontage with garden to the rear, with no outbuildings proposed other than the attached garage. The layout makes an optimal use of the space available and demonstrates that necessary service and amenity space can be accommodated on the site without giving rise to a cramped or otherwise compromised development.
7.6 It is considered that virtue of its siting, size, design and finished appearance, the proposal would be suitably reflective of the character and appearance of rural dwellings, with a
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contemporary approach which will not give rise to any adverse impact upon landscape quality in the area. dwelling and will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house to a degree that would warrant refusal. The proposal therefore complies with General Policy 2, Environment Policies 2 and 15 and Housing Policies 9 and 10, together with guidance set out within Circular 3/91.
Landscaping
7.7 The application seeks approval of landscaping.
7.8 The submitted drawing package does not include a specific landscaping scheme, though the site plan makes reference to areas of hard and soft landscaping that will be provided.
7.9 Hard landscaping extends to the driveway and parking areas, pathway around the dwelling and patio areas. Soft landscaping is limited to creating new areas of grassed lawn with wildflower planting the side and rear of the dwelling.
7.10 Whilst the landscaping proposals are limited in their extent, they provide a coherent approach to the finishing of the site and it is encouraging to see that the existing Manx sod hedge to the northwest corner of the plot will be reinforced as part of the proposals.
7.11 Overall, the landscaping proposals are acceptable and will ensure the development assimilates into the landscape setting appropriately.
Access
7.12 The application site will be accessed via the existing farm drive that is approximately 0.5 miles long and derives access off the A10 to the southeast. The application indicates that where necessary, the existing track surface will be repaired and levels created to ensure that surface water drains away from the A10 at the junction.
7.13 Visibility splays of 2.4m x 95m to the east and 2.4m x 145m to the west are proposed and the DOI Highways do not object to the proposals, which would constitute a very minor increase in day to day movements over the access.
7.14 The application site provides parking for 3 vehicles together with space for turning within the plot. Cycle storage is provided within the garage.
7.15 The proposals are considered to address matters relating to access, parking, turning and highway safety in general. The development will not give rise to an unacceptable impact upon highway safety and comply with Transport Policy 4 and General Policy 2 (h) and (i).
Other Matters
7.16 The proposed development has been assessed as not giving rise to unacceptable impacts upon ecology, heritage assets, flood risk or residential amenity.
Conclusion
7.17 The application seeks approval of reserved matters for the erection of a new agricultural workers dwelling at Ballahen Farm. The application site is well related to the contiguous built-up area and yard of the farmstead and the proposal is not, therefore, isolated in regard to its location.
7.18 The scale layout and appearance of the proposed dwelling is considered to reflect traditional design techniques and although it includes a more contemporary approach, the
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principle accords with the design policies set out within Circular 3/91. Overall, the design of the dwelling is considered to be of a high standard and is in keeping with the character and appearance of the area. The development will be safe in transport terms.
7.19 Having regard to the above considerations, it is considered that the proposed development will not give rise to any material harm to the area and it is considered that the proposal will not undermine the strategic objectives of General Policy 2, Environment Policies 2 and 15, Housing Policies 9 and 10 and Transport Policy 4 together with guidance within Circular 3/91. For the reasons set out it is therefore recommended that the proposed development be permitted.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 09.07.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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