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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/91032/B Applicant : Mr & Mrs Matt And Linda Ingham Proposal : Erection of summerhouse in rear garden Site Address : The Nab Top Road Crosby Isle Of Man IM4 4HL

Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : 24.09.2024 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 30.09.2024 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The detached summerhouse hereby approved shall only be used in association with the main dwelling house "The Nab Farm" and for purposes incidental to the use of main dwelling house "The Nab Farm" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan no. 3 received on the 3.09.2024.

Reason: The dwelling is within a single residential plot within an area not designated for development. The application does not propose to create separate units of accommodation within the site and has not been considered as such.

This application has been recommended for approval for the following reason. The proposal would accord with General Policy 2, Environmental Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information;

This decision relates to drawings and supporting information submitted on 3 September 2024, referenced; 01, 02, 03, 04. __

Right to Appeal

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It is recommended that the following organisations should NOT be given the Right to Appeal:

DoI - Highways Services - No Objection Local Authority - No objection __

Officer’s Report

1.0 THE SITE 1.1 The site represents the residential curtilage of the detached dwelling known as 'The Nab', Top Road, Crosby, an existing 3 storey property sitting within its own grounds on the northern side of the A23 back road between Strang and Crosby.

1.2 The dwelling itself is set back around 180m from the road, its nearest neighbours are just over 130m away, to the south 'Little Mount' and south west 'Coan Reayrt'. The land slopes northwards, the property is visible from the road albeit at a distance and between breaks in the roadside hedging.

1.3 On site ( to the rear of the dwellinghouse) is a detached garage building to the north east corner of the site and approx. 35 m from the dwelling house across the courtyard and within the rear garden a fenced off soft play area with a large wooden children's climbing frame and slide in various states of disrepair. The area would measure a footprint of approx. 8.5m x 16.0m with a chipped rubber matting flooring.

2.0 THE PROPOSAL 2.1 Proposed is the demolition and removal of the existing play equipment and in its place the erection of a timber framed building in a 'L'-shape design to be used as a summerhouse.

2.2 The building would measure a footprint of 10m long and 4.4m wide with an additional 3mx3m section to the front elevation.

2.3 The building would be cladded with horizontal timber cladding, with Anthracite Upvc double glazed windows in all elevations. The building would have a ICB 'flat roof' water proof membrane.

3.0 PLANNING POLICY The site lies within an area not designated on the Area Plan for the East - Map 10 - Crosby and GlenVine) adopted in 2020 as not for a particular purpose and where there is a presumption against development.

3.1 The site is not within a conservation area or is identified as being at flood risk. There are no registered trees on site that are affected by the proposals.

3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application:

3.3 Whilst there is a presumption against development as set out in General Policy 3 and Environment Policy 1, the design of buildings should have a positively contribute to the streetscene as noted in Strategic Policy 5. Both Housing Policy 15 and Housing Policy 16 acknowledge that residential dwellings in the countryside can be extended and outlines how to assess extensions or alterations to them in terms of visual amenity.

3.4 Whilst the land is not zoned for development, the general principles contained with GP2 (a-n) offer guidance that specifically addresses those issues affecting building on site that

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would be general 'development control' and considered capable of being applied to this proposal.

3.5 The principles of the Residential Design Guidance 2021 which sets out a number of general development standards for alterations to existing dwellings including neighbouring amenity.

4.0 PLANNING HISTORY 4.1 22/00705/B - Erection of a quadruple garage with living space above. Approved.

5.0 REPRESENTATIONS 5.1 Marown Commissioners had not commented at the time of writing despite being notified of the application on the 04.09.2024.

5.2 Highways Services do not object (No Highways Interest) 09/09/24

6.0 ASSESSMENT (i) Principle

(GP3, HP16) (iii) Visual impact (Ep1, HP16, GP2,)

6.1 Principle The starting point here is the land designation within the area plan which designates the site as land not zoned for development. As General Policy 3 would be applicable in this instance, the proposal is for a detached garage building adjacent to the residential dwelling and does not specifically fit into any of the criteria for acceptable development (a-h), therefore regard must be given to the reasonableness of the scale and siting of the proposed developments adjacent to the defined residential curtilage of The Nab Farm in view of their subsequent impacts.

6.2 In this case it is relevant to give weight to Housing Policy 16 which allows for extensions to properties in the countryside with the emphasis on visual impact and also any built additions must respect the proportion, form and appearance of the existing property. Environment Policies 1 which protects the countryside for its own sake and restricts development that would have an adverse visual impact on the countryside. Also the general principles contained with GP2 (a-n) that's offer guidance that specifically addresses those issues affecting building on site that would be general development control principles. On balance regard must be given to the reasonableness of the scale and siting of the proposed development in view of their subsequent impacts subject to the further assessment below.

6.3 Visual Impact In terms of how visible the scope of works are to the existing, Hp16 seeks that the impact when or if viewable is respectful to the properties proportions and appearance. The visual appearance of the new building from the highway would be very limited given the distance from the highway and the size and scale of the existing dwelling house would overshadow the proposed garage in the street scene.

6.4 The light weight timber framed and cladded design and type of materials to be used and its overall scale would not be seen as being detrimental to the character of the property or its setting within the countryside and only 'viewable' from within the application site, and only partial glimpsing views from the Highways (approx. 200m away) to the south. Those passing views would ensure the building could be read in the same residential context as the property and would not appear out of keeping. It is likely that the wider character and appearance of the countryside and rural landscape will be unharmed.

6.5 The structure would remain within the defined residential curtilage area and remains for a similar use to the adjacent building and used within the wider residential context for a

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summerhouse within the rear garden to the property - a condition can be added to ensure no separate use.

6.6 It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, HP16, GP2, and would not have any adverse impact on that of the countryside or on the dwelling house and its rural setting.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the proposal would accord with General Policy 2, Environmental Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

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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 and/or rights to appeal.

Decision Made : Permitted

Date: 01.10.2024

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.