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7 January 2015 14/01376/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01376/B Applicant : Mr & Mrs Andrew Smith Proposal : Erection of a stables and implement store Site Address : The Old Parsonage St. Judes Isle Of Man IM7 2EW

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit : 06.01.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 SITE 1.1 The application site forms the residential curtilage of The Old Parsonage, St. Judes, which is a large two storey detached property which is located on the northern side of the A13 road, and east of the St. Judes Crossroads.

2.0 PROPOSAL 2.1 The application seeks approval for the erection of stables and implement store. The proposal would have a maximum width of 13.7 metres, a maximum depth of 7.5 metres and a height of 4.2 metres. The stables would be located approximately 3 metres north of the main dwelling house.

2.2 The site boundaries are made up from many mature trees and hedgerow, however, the application does propose to remove five trees along the eastern boundary of the site. This has been agreed with the Forestry Division (DEFA). Furthermore, the existing stone wall/bank along a 27 metre stretch, would be removed and replaced with a post and wire fence.

3.0 PLANNING POLICIES 3.1 The application site is within an area recognised as being an area of 'woodland' under the adopted Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

3.2 The following policy is considered relevant in the consideration of this application:

3.3 Environment Policy 21 states: "Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used."

4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application:-

4.2 Erection of an extension to dwelling house - 10/01207/B - APPROVED

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7 January 2015 14/01376/B Page 2 of 4 4.3 Reserved Matters application for the conversion of existing barn into a storage and packing facility for a small business - 09/01406/REM - APPROVED

4.4 Approval in principle for the conversion of existing barn into a storage and packing facility for a small business - 07/01622/A - APPROVED

4.5 Construction of a portico on existing entrance - 06/00345/B - APPROVED

4.6 Two-storey extension to form additional living accommodation - 87/00686/B - APPROVED

5.0 REPRESENTATIONS 5.1 Andreas Parish Commissioners have no objections (received on 31.12.14)

5.2 The Authority has received no other privately written representations objecting to the application.

6.0 ASSESSMENT 6.1 The main issues with the proposal relate to the appearance upon the visual amenities of the area but also upon the existing dwelling.

6.2 As identified previously Environment Policy 21 is the most relevant planning policy. This essentially indicates that no stable building will be allowed if it would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. This proposal would be located to the rear of the main building and the roadside boundaries fronting the property and to the neighbouring fields are such that the building will be well screened from the A13 road. Accordingly, it is considered the proposal would be acceptable from this perspective.

6.3 Environment Policy 21 does also considered the design, namely the construction type. This proposal is a standard timber framed stable and does not involve any cavity walling. Therefore, the proposal also complies with this aspect of the policy as well.

6.4 The submission includes the removal of five trees and the existing stone and bank. The majority of this is not required to be undertaken to enable the proposed stable building to be constructed. However, the applicants are proposing this to enable better access to the oil tank (rear of proposed stables) and to tidy the area up. The trees proposed are not mature or have a particular interest. The trees proposed to be removed are not substantial and their removal has been agreed with DEFA. Furthermore, given their position, there would be no significant visual impact upon the amenities of the area, especially when viewed from the Main Road, due to the roadside boundaries which screen the majority of views of the existing trees proposed to be removed.

7.0 RECOMMENDATION 7.1 It is concluded, the proposed extension in terms of the size, scale and design of the stable building it is considered it complies with Environment Policy, and therefore it is recommended that the planning application be approved.

8.0 PARTY STATUS 8.1 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.

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7 January 2015 14/01376/B Page 3 of 4

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

07.01.2015

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: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The stable/implement store building may be used only in association with the main dwelling house "The Old Parsonage" and for purposes incidental to the use of main dwelling house "The Old Parsonage" as a single dwelling and for no commercial purposes.

Reason: To safeguard the character and amenities of the area.

C 3. Within one month of the stone wall and bank being removed the 1.2 metre high post and rail fence is required to be erected as shown on drawing 375/1/2 and retained thereafter.

Reason: To safeguard the character and amenities of the area.

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This approval relates to drawings reference numbers 375/1/1, 375/1/2 and 375/1/3 all received on 3rd December 2014.

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

Decision Made : Permitted Date : 09.01.2015

Determining officer (delete as appropriate)

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7 January 2015 14/01376/B Page 4 of 4

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher

Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management