227275

==== PAGE 1 ====

PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/00746/B Mr Paul Morton Creation of entrance gates and walls (retrospective) Greenhill Jurby Road Andreas Isle Of Man IM7 2EJ Application No. : Applicant: Proposal: Site Address: Mr Chris Balmer 08.07.2014 08.07.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level : Officer's Report 1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Greenhill, Jurby Road, Andreas which is a recently constructed two storey dwelling that abuts the A19 to the south and the B14 to the east. Greenhill is a recently built residential dwelling. There also exists permission for a detached garage and stable block (both under construction). The approved dwelling is a traditional two storey Manx farmhouse with regards its form and appearance. 1.2 The surrounding area is characterised by sparsely distributed detached dwellings and established farm holdings. The dwellings within the immediate area are primarily sited back from the highway and screened by natural vegetation and belts of trees. 1.3 2.0 THE PROPOSAL 2.1 This planning application seeks the approval for the creation of entrance gates and walls (retrospective). The submission would include the erection of gate piers at a height of 1.7 metres wither side of a gate with a maximum height of 2 metres. The gate and piers would be setback between 7 and 10.5 metres from the back of the carriageway. This setback is to enable a horsebox vehicle to pull off the highway whilst the gates are opening. This setback also helps when the horse box is leaving the site. To either side of the piers are curved walls which run to the roadside boundaries of the site. These walis range from 1.5 metres to 1.2 metres in height. Fronting the walls would be areas where soft landscaping can be planted. PLANNING HISTORY The application site has been the subject of a number of previous planning applications all of which are considered specifically relevant to the assessment of this current planning application: 3.0 3.1 3.2 PA 13/00109/B: Erection of stables - APPROVED PA 13/00041/B: Erection of a detached 4 car garage to replace approved 3 car garage (PA 11/00568/REM). This previous planning application was initially refused on the grounds that due to the design, size, and siting, the proposed detached garage constitutes overdevelopment that would not respect the site or main dwellinghouse in terms of siting, layout, scale, form, design and landscaping of buildings and the space around the site and in 3.3 Page 1 of 5 14/00746/B 29 July 2014

==== PAGE 2 ====

turn this would have a detrimental impact on the surrounding area. The planning application was later approved at appeal. 3.4 PA 13/00039/B; Erection of a replacement dwelling (Amendments to PA/11/00568/REM) - APPROVED 3.5 PA 11/00568/REM: Reserved Matters Application for erection of replacement dwelling with detached garage - APPROVED PA 08/02182/A: Approval in principle for the demolition of existing dwelling and barn and erection of a replacement dwelling with detached garage/store - APPROVED PLANNING POLICY The application site is not designated for any site specific purpose and is in an area recognised as "Woodland" not zoned for development under the Isle of Man Development Plan Order 1982. 3.6 4.0 4.1 In terms of strategic pian policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application: 4.2 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); previously developed land(l) 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; the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); location-dependent development in connection with the working of minerals or the provision of necessary services; building and engineering operations which are essential for the conduct of agriculture 4,3 (a) (b) (c) (d) (e) (0 or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and buildings or works required for interpretation of the countryside, its wildlife or (h) heritage." Environment Policy 1 states: 'The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Pian. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." 4.4 Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." 4.5 5.0 REPRESENTATIONS 5.1 The Highways Services have no objections to the current planning application, subject to the imposition of the following condition: 29 July 2014 14/00746/B Page 2 of 5

==== PAGE 3 ====

"Nothing must be planted, erected or allowed to remain within the visibility splay that exceeds or may exceed one metre in height. The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665," (not a valid condition) 6.0 ASSESSMENT 6.1 The main consideration is whether the proposals would adversely affect the visual amenities of the countryside. Initially, a concern was raised with the works that had been undertaken which involved a greater amount of hardstanding fronting the gates and the height of the walls either side of the gate. Subsequently, through discussions with the applicants and their agents, the reduction in the height of the wall, increased landscaped areas fronting onto the highway are certainly an improvement over what currently exists on site (see photographs on file), albeit the walls have now been reduced to match the height of the submitted plans. 6.2 Visiting the immediate area and within the north of the island, there are a number of similar sized properties, mostly historical properties, which have similar styled gates/pillars to what is submitted now. The setting back of the gated entrance, and roadside boundaries (Manx sod banks/mature trees/hedgerows) either side of the entrance are such that the entrance is not especially apparent, except when travelling immediately past the entrance. There are no wider views of the entrance. It is considered that further landscaping fronting the walls and behind the walls, should be required and a landscaping condition should be attached should the application be approved. A landscaping scheme was originally approved for additional tree planting (part of the redevelopment of the dwelling) behind where the walls are now, however, further planting should be required as the new entrance would be larger than what was originally approved. 6.3 Overall, whilst the proposal will result in a an access which has a more 'grandeur’ feel in its design and appearance, this is not considered to be inappropriate, given the design and size of the new dwelling and given similar types of entrances in the area can be found with similar sized and designed dwellings. Overall, it is considered subject to a landscaping condition, the proposal would not adversely affect the visual amenities of the countryside. 6.4 7.0 RECOMMENDATION 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved. INTERESTED PERSON STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application. Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.0 8.1 Recommendation Recommended Decision: Permitted 29 July 2014 14/00746/B Page 3 of 5

==== PAGE 4 ====

28.07.2014 Date of Recommendation: 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 C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development C 2, Within one month of the date of this decision a soft landscaping scheme is required to be submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the soft landscaping works include planting fronting and behind both entrance walls along the eastern boundary of the site. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development. C 3. The entrance/access hereby approved, as shown on drawing 10 0746/23 is required to be completed prior to the occupation of the dwelling. Reason: In the interests of highway safety and public amenities. C4. Nothing must be planted, erected or allowed to remain within the visibility splay that exceeds or grows to exceed one metre in height. Reason: In order to maintain visibility in the interests of safety. This approval relates to Drawings reference numbers 10 746 10(1) and 10 0746/23 all received on 23rd June 2014. 29 July 2014 14/00746/B Page 4 of 5

==== PAGE 5 ====

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Controi /Head of Development Management/ Senior Planning Officer. Decision Made: Permitted Date; L/ Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer /n Signed :... Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management u 29 July 2014 14/00746/B Page 5 of 5