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21/00040/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00040/B Applicant : Mr Stephen & Mrs Joanne Thompson Proposal : Erection of a replacement garage/ landscaping store and porch Site Address : Close E Kelly Ballamona Straight Jurby Isle Of Man IM7 3AP
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.03.2021 __
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.
This application has been recommended for approval for the following reason. The proposed garage and workshop whilst not necessarily under General Policy 3 is a structure which would be found with a domestic property and is considered to be acceptable.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 19th January 2021: o Site Location Plan o Drawing No. 1000-01 o Drawing No. 1000-02 o Drawing No. 1000-03 o S1 __
Interested Person Status - Additional Persons
DOI (Flood Risk) are recommended for IPS as they make comment on a material issue. __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL
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21/00040/B Page 2 of 4
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Close E Kelly, Ballamona Straight, Jurbv which is situated to the north of Jurby Road.
1.2 The property has several buildings on the site including a separate barn and store. The main property is laid to Manx stone with the rest of the property laid to render.
THE PROPOSAL 2.1 The current planning application seeks approval for the demolition of an existing attached double garage and detached store and the erection of a replacement garage and landscaping store with a connecting porch.
2.2 The proposed connecting porch is to measure 2.185m by 3.046m and will be mostly glass to both elevations with a door situated to the middle of each elevation. The proposed connecting porch will have a flat roof.
2.3 The proposed garage/ store is to measure 6.750m by 18.900m of which the first two thirds are to be the garage part of the extension and the rear third is to be the store. To the front elevation of the proposed garage this will mainly be laid to stone with the rest of the extension being render. To the northern end of the store part of the extension there is proposed a sectional garage door. The proposed roof tiles and windows are to match the existing dwelling.
PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY 4.1 The site lies within an area zoned as "not for development" and an area of "Private Woodland or Parkland" on the 1982 Development Plan, North Map.
4.2 Given the nature of the application it is appropriate to consider General Policy 3, Environment Policy 1, 3 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.
4.3 General Policy 3 of the Isle of Man Strategic Plan 2016 stated, "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."
4.4 Environment Policy 1 of the Isle of Man Strategic Plan 2016 states in part, "The countryside and its ecology will be protected for its own sake."
4.5 Environment Policy 3 of the Isle of Man Strategic Plan 2016 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."
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21/00040/B Page 3 of 4
4.6 Housing Policy 15 of the Isle of Man Strategic Plan 2016 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 50% of the existing building in terms of floor space (measured externally)."
4.7 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.
REPRESENTATIONS 5.1 Highway Services have considered the proposal and do not oppose stating, "After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and/or parking. (05.02.21).
5.2 No comments have been received from Jurby Commissioners at the time of writing this report.
5.3 DOI (Flood Risk) state, "No Flood Risk Management interest".
ASSESSMENT 6.1 The fundamental issues with this application is the principle of the proposed garage and stone, the visual impact and whether the garage would affect the character and appearance of the existing dwelling or the countryside, the impact on parking and highway safety.
PRINCIPLE 6.2 In the first instance the principle of the development needs to be addressed due to the property being within an area zoned as "not for development," where development is restricted, in order to protect the countryside for its own sake. Whilst General Policy 3 allows for some exceptions within the countryside the proposed garage does not fit within any of these categories.
6.3 Whilst there is nothing within the strategic plan on new development in the form of detached garages, there have been detached garages approved, in some instances, where the garage would not have an undue impact upon the countryside or undermine the rural character of an area. Furthermore the Permitted Devlopment Order allows (subject to conditions) the erection of a double garage (6m x 6m); therefore there is a general acceptance to the principle of a garage to properties within the countryside, i.e. land not designated.
6.4 Whilst the principle in general is acceptable, it is required to see whether a garage on this site would be acceptable.
VISUAL IMPACT 6.5 When looking at the visual impact of the proposed extension due to the location of the property any views of the proposed garage would be minimal with the most likely part being seen, being the front elevation. The existing garage whilst set back from the main property can be seen from the main road of Ballamona Straight as such with the proposed cladding on this front elevation in stonework will help assist the extension in fitting in with existing property, especially due to the proposed garage being proposed further to the north of the property, as such there should be an overall minimal visual impact upon the property and the streetscene as a whole.
6.6 When looking at the information provided it can be seen from the proposed drawings that the proposed garage/store will be replacing a attached double garage and a detached store situated on the site. Whilst the proposed garage and store are of a large size it can be seen that the store is only slightly larger than the one previously on the site and the car has now been altered to a 4 car garage in tandem.
HIGHWAY SAFETY 6.7 The proposed garage/store is within the footprint of the existing garage and workshop and as such there is no impact upon the existing parking and turning area. The proposed increase of two
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parking spaces within the garage whilst in tandem will assist the parking/turning area in having less cars within it and as such the overall impact would be minimal.
TREES 6.8 Another aspect when looking at the application is the removal of trees upon the site to facilitate the proposed garage/store. No information has been provided to state what the state of the trees are in, whilst there is information on the girth and spread of the trees which are to be removed. The Arboriculture Officer has been consulted with regards to this application and no reply has been received as such it is deemed that the trees are acceptable for removal.
CONCLUSION 7.1 Overall whilst the proposal is for a larger garage/workshop on the site it is considered to comply with the Strategic Policies within part 4 above and therefore acceptable.
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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 29.03.2021
Signed : J SINGLETON Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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