Cronk Breck Bernahara Road Andreas Isle Of Man IM7 3HH
Officer's Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE IN VIEW OF THE PLANNING HISTORY OF THE SITE AND DUE TO THE FACT THAT THE PLANNING COMMITTEE HAS CONSIDERED PREVIOUS APPLICATIONS ON THE SITE.
The Application Site
The application site accommodates a relatively new and large replacement dwelling at Cronk Breck, Bernahara Road. The site is situated in open countryside to the north east of St. Jude's and south of Andreas village.
The Proposal
The proposal is for the erection of a five bay car port with central car wash bay and secure storage area.
Planning approval is also being sought for alterations and erection of extension to provide garage with living accommodation above which is being considered concurrently, PA 13/00311 (amendment to permission 12/01363/B).
Previous applications have been considered by the planning committee as set out below.
Planning History
13/00311/B – application seeking permission for alterations and erection of extension to provide garage with living accommodation above (amendments to permission 12/01363/B). The application was submitted at the same time as the application subject to this report and is being considered concurrently.
12/01374/B – permission granted in 2012 for erection of a general storage building and associated landscaping including extension of residential curtilage to accommodate new access tracks, repositioned driveway, new entrance walling and concrete apron (retrospective).
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
26.03.2013
Expected Decision Level:
Planning Committee
12/01363/B - permission granted in 2012 for alterations and erection of extension to provide garage with living accommodation above.
12/01362/B - permission granted in 2012 for installation of three dormers in the main house.
12/00582/B - application for creation of a temporary access track and erection of a temporary general purpose agricultural building to house garden maintenance. Appeal withdrawn in July 2012.
10/00216/B - permission granted in 2010 for replacement dwelling.
09/01011/B - permission granted in 2009 for the erection of replacement dwelling.
Planning Policy
The site is not subject to any specific zoning in the Isle of Man Development Scheme (Development Plan) Order 1982.
General Policy 3, and Housing Policy 15 of the Isle of Man Strategic Plan 2007 are considered relevant. Whilst General Policy 2 applies to development which is consistent with the land use designation of the site and this site is not designated for development, the buildings on site are authorised and this policy sets out general principles of development which are considered relevant in this case.
14. General Policy 2 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. 15. 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:
(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 land(1) 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-dependent 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 overriding 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. 16. Housing Policy 15 states:
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 of the existing building in terms of floor space (measured externally).
Representations
Andreas Parish Commissioners - no objection.
Highways Division - no objection. They recommend that the use of the car ports should be limited to private use only.
Assessment
Background
By way of background, planning permissions were granted for a replacement dwelling on the site in 2009 and 2010. The later 2010 permission was for a replacement dwelling substantially bigger than the original. The case officer calculated the overall increase in footprint to be (although this is reduced to if the existing buildings are taken into account). The dwelling has now been built and a 2012 permission for a garage extension with accommodation above is currently under construction. The 2012 permission for a general storage building has been implemented. The current application is seeking permission for a five bay car port with a central wash bay area and secure storage area. The Planning Authority is also considering a planning application to amend the 2012 permission for the garage extension with accommodation above.
The effect of the proposal upon the character and appearance of the area
The main issue is considered to be the effect of the proposal upon the character and appearance of the site and wider countryside. The proposed car port is quite substantial in length and would link the garage extension to the house and run close to the general storage building to the east. Its length would be 31 metres. The car port would be single storey with dual pitched roof finished in slate to match the existing. The roof pitch would match the garage extension. The car port would be open fronted supported by steel posts. The secure
store at the eastern end (adjacent the general storage building) would have a sectional garage door with rendered walls to match the existing.
Although the car port is particularly large, especially in terms of its length, it would sit between the main house which is not insubstantial and the large general storage building. The area is already developed and there is a large hard standing. When viewed between these two buildings, it is not considered that the visual appearance of the car port would be significant. Moreover, the key question is the degree to which the car port impacts on the wider character and appearance of the area. The site of the proposed building is a substantial distance from the highway and the car port is unlikely to be visible. Certainly, it is considered that the proposal will not have a harmful impact on the site or wider countryside.
Housing Policy 15 does not permit extensions to houses in the countryside of more than of the original floor area (measured externally) unless in exceptional circumstances. It could be argued that the car port is an extention because it is connected to the main house. The existing house has a floor area of approximately 860 square metres. The proposed car port extension is under the threshold with a floor area of around 215 square metres (an increase of about ). It is considered that the proposal respects the proportion, form and appearance of the existing property, therefore, according with Housing Policy 15.
Other issues raised during the consultation process
The Highways Division offers no objection to the application but asks that a condition is attached to any permission requiring that the car ports be retained for private use only. It is understood that the car port will provide cover for the applicant's own vehicles and that the use of the building will be ancillary to the main house. However, it is not specifically stated on the application form that the building is for private use and so a condition would be prudent and provide clarification as to the extent of the permission.
There is a tree hedge on the boundary of the property to the immediate rear of where the car port will be situated. The back wall of the car port is already in place and may be impacting on the tree hedge. However, the applicant has pointed out that the wall that has been built is no greater than 2 metres high and is therefore permitted development. The back wall of the car port will not be much higher and therefore will unlikely impact on the trees any more than the existing wall.
It is considered that there are no other planning issues such as impact on the amenity of neighbours (the site is quite some distance from the nearest neighbour)
Recommendation
It is recommended that the planning application is approved with conditions.
Party Status
The Local Authority, Andreas Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The Highways Division is now part of the Department of Infrastructure and as such no longer benefits from Interested Party Status.
Recommendation
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
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for the erection of car ports and secure storage area relates to the application form, Drawing Numbers 2118/12 112 (site plans), 110 (survey) and 111 (proposed), all received on 13 March 2013.
C 3. The car ports and secure storage area hereby approved shall not be used other than for private and domestic purposes in connection with the occupation of Cronk Breck, Bernahara Road, Andreas, and shall not be used for any commercial or business use.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : 13/04/20 Committee Meeting Date : 13/5/13 Approved as recommended Signed : [Signature] Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
2 May 2013 13/00306/B Page 5 of 5
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