30 April 2021 · Head of Development Management (Stephen Butler)
Greenbank, Tynwald Road, Peel, Isle Of Man, IM5 1jz
The proposal involves adding a first floor extension above the existing detached garage at Greenbank, creating approximately 26 sq m of ancillary living accommodation including a guest bedroom and en-suite, accessed by an external timber staircase.
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The officer assessed whether the proposal would preserve or enhance the character of the Conservation Area under Environment Policy 35 and Planning Policy Statement 1/01, noting the garage extension i…
General Policy 2
Requires development to respect site and surroundings in scale, design, character, amenity, access, and tree protection. Officer found garage extension enhances proportions and shed invisible, complying with (b), (c), (f), (g), (h), (i); tree condition ensures compliance.
Environment Policy 3
Protects trees, particularly Registered ones. Condition requires method statement for shed base to avoid root damage to adjacent Registered trees.
Environment Policy 35
Requires preservation or enhancement of Conservation Area character. Garage extension enhances garage appearance with vertical proportions; shed not visible, so no adverse impact.
Time limit
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.
Tree protection method statement
Prior to the undertaking of any works on the shed or its base, a method statement must be submitted to and approved in writing by the Department which describes how the shed and its base will be constructed so as not to damage the root systems or the trees themselves which are adjacent to the site. Reason: the adjacent trees are Registered and to ensure that the works will accord with General Policy 2 and Environment Policy 3 of the Strategic Plan.
Ancillary use only
The new accommodation above the garage may be used only as living accommodation ancillary to that in the main house, Greenbank as defined in the approved plans and may not be let or sold off separately. Reason: the proposal is not to create a self-contained unit of accommodation and has not been assessed as such.
no highway interest in the application
no flood risk from the proposed development
verbal advice that a base for the shed could be constructed without affecting tree root systems if done correctly; content with condition for method statement
Forestry Division provided conditional approval on a tree protection method statement for the garden shed, satisfying Condition 2, while Highways and Flood Risk Management had no interest.
Key concern: shed within root protection area of adjacent sycamore
Forestry, Amenity and Lands Directorate
Conditional No ObjectionThe methodology described will minimalised impact to the trees roots, if it is carried out as described.; In my opinion this methodology would satisfy the condition.; The base for the shed should be above the existing ground levels, and ideally this would involve some kind of cellular confinement system, edged with timber boards.
Conditions requested: Prior to the undertaking of any works on the shed or its base, a method statement must be submitted to and approved in writing by the Department which describes how the shed and its base will be constructed so as not to damage the root systems or the trees themselves which are adjacent to the site.; base for the shed should be above the existing ground levels, and ideally this would involve some kind of cellular confinement system, edged with timber boards
Forestry, Amenity and Lands Directorate
ObjectionUnfortunately, this method statement, in terms of tree protection, is not adequate.; The trial hole as described would not be considered a sound methodology for determining the extent of tree constraints, especially if it was undertaken by somebody without the proper training and expertise.
Conditions requested: The base for the shed should be above the existing ground levels, and ideally this would involve some kind of cellular confinement system, edged with timber boards
Department of Infrastructure (DOI) Flood Risk Management Division
No ObjectionNFRMI - No Flood Risk Management interest
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 01.04.2021
