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                                      21/00151/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 21/00151/B Applicant : Mr Alan Morris Proposal : Installation of stone cladding to dwarf walls of porch and stone cladding to south elevation of Cottage 2 and garage doors replaced with French doors to Cottage 3 (retrospective) Site Address : Glen Moar Tea Room Cottages 2 & 3 Glen Helen Road Laurel Bank St Johns Isle Of Man IM4 3NN

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.04.2021 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. The physical external works are considered to comply with both Housing Policy 15 and Housing Policy 16 and Environment Policies 1 and 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawing numbers 20/15/03 and 20/15/04, and a supporting statement all received on 16/02/2021. __

Interested Person Status - Additional Persons

The Department of Infrastructure's Flood Risk Management Team should be afforded Interested Person Status as they are a Government Department which has raised material considerations. __

Officer’s Report

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                                      21/00151/B                                     Page  2  of  4

THE SITE 1.1 The application site is part of the curtilage of Glen Moar, a site which has over the years previously accommodated a fuel filling station, tea rooms, a small shop and a car sales outlet. In 2015 the tearooms adjoining an existing cottage were approved for conversion into two residential units with two attached single garages facing into the site. At the rear the cottages and garages abut the main A3 road which forms part of the TT Course.

1.2 Over recent years the wider site has been subject to a number of applications one for the conversion of the adjacent mill building into a dwelling (see Planning History) and the additional use of the existing dwelling and one of the cottages for tourist use (see Planning History).

1.3 During a site visit as part of a previous application it was noted that the attached garages and the part of the adjoining cottages had been clad in stone and the garage doors had been replaced with patio/bi-folding doors works which did not form part of any previous approval.

THE PROPOSAL 2.1 The current application now seeks retrospective approval for the retention of the stone cladding and the retention of the patio/bi-folding doors.

2.2 Floor plans and information for the application indicate that the internal garage space is to be engulfed as part of one of the existing cottages but is to remain as one unit.

PLANNING HISTORY 3.1 Planning approval for the conversion of the tea rooms into two residential units was originally approved under 15/01387/B in Feb 2016. Since then there have been two other approved application considered to be materially relevant; PA 19/01057/B for the conversion and extension of the adjacent redundant mill building into a residential dwelling with tourist use and PA 20/00937/C for the additional use of the existing cottage and one of the tearoom cottages for tourist accommodation.

3.2 Also considered relevant is PA 17/00354/B for the conversion of attached garage into a one-bedroom tourist unit and the creation of race day steward facility with a viewing platform. This application was deemed withdrawn 14/07/2020 and therefore never determined.

PLANNING POLICY 4.1 The application site is in an area designated as not for a particular purpose, within an area of High Landscape Value or Coastal Value and Scenic Significance, adjacent to the River Neb and within an area of plantation owned by the Isle of Man Forestry, Mines and Lands Board or the Government Property Trustees on the Town and Country Planning (Development Plan) Order 1982. There is therefore a presumption against development as set out in General Policy 3 and Environment Policies 1 and 2 which protect the countryside for its own sake and where the protection of the landscape is of particular importance. On recent flood risk maps the building and immediate surrounding site is not recognised as being at flood risk, although other land outlined in blue is recognised as having some surface water flood risk, and closer to the river there is some tidal and river flood risk. There are no registered trees or buildings on the site which is not in a Conservation Area.

4.2 As existing the property comprises mostly traditional form although there are some non-traditional elements, and so given the nature of the proposed physical works it would be most relevant to consider Housing Policy 15 but consideration shall also be given to Housing Policy 16 in the assessment.

4.3 Housing Policy 15:

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                                      21/00151/B                                     Page  3  of  4

"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)."

4.4 Housing Policy 16: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 German Parish Commissioners - requested a deferral (24/03/2021), contact was made with the Commissioners on 01/04/2021 requesting a response time but no information had been received by 15/04/2021 and it was considered unreasonable to delay the determination of the application any longer.

5.2 Department of Infrastructure Highway Services - No highways interest (22/03/2021).

5.3 Department of Infrastructure Flood Risk Management - no interest (01/04/2021).

ASSESSMENT

6.1 The application seeks retrospective approval for the installation of the stone cladding and the replacement of the garage doors with patio/bi-folding doors .The fundamental issues to consider in the assessment and determination of this planning application are the visual impacts on the existing property and surrounding area and whether there would be any amenity impacts on the neighbouring or unacceptable displaced parking as a result of the loss of the garaging.

VISUAL IMPACT 6.2 It is clear that there are some elements of the building and property that have been approved and added more recently but the overall appearance of the site leans towards the traditional side. The proposed cladding seeks to mimic a traditional stone material and is perhaps not so unreasonable in this case. It could be argued that the placement of the cladding across the front of the garage, porch and porch dwarf walls helps to provide a sensitive contrast to the existing render and a visual break across the entire frontage without harm to the traditional qualities. The cladding just like the patio/bi-folding doors will only visible from within the site and neither works will result in any adverse impact or change to the streetscene or public view. Patio/bi-folding doors are not uncommon in residential properties and particularly in this case given their installation within existing openings and within an existing flat roof section of the property that they are unlikely to result in any significant harm to the overall traditional qualities of the property. In terms of visual impact the works are considered to be acceptable and to meet the tests of both HP15 and HP16.

AMENITY IMPACT 6.3 The physical works will allow for an increase to the living accommodation of the existing cottage but will consequently result in the loss of two garage car parking spaces, however taking in to consideration the extent of the immediate hardstanding and the surrounding area also under ownership of the applicant it is considered that any displaced parking will be sufficiently accommodated within the site without adversely affecting neighbouring amenity and without any adverse harm to the local highway network and safety.

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                                      21/00151/B                                     Page  4  of  4

CONCLUSION 7.1 It is considered that there is no demonstrable visual or amenity harm arising from the proposal and, in view of Housing Policies 15 and 16 the application is supported.

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

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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.

Decision Made : Permitted Date: 16.04.2021

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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