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                                      21/01336/B                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 21/01336/B Applicant : Mr Paul Kirk Proposal : Erection of a detached double garage Site Address : Glenside Cottage West Baldwin Isle Of Man IM4 5HA

Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.04.2022 __

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 proposal is considered to be appropriate in this location and comply with Environment Policy 1 and the provisions set out in Strategic Policy 1 and 5, and transport policy 7 of the IOM Strategic Plan 2016 and the application is approved.

Plans/Drawings/Information; This decision hereby approved relates to drawings and documents submitted to the Department titled;

Cover Letter Site Plan Existing Location Plan Proposed Location Plan and Elevations and Floor Plan

All date stamped as being received by the Department on 27th October 2021.

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__

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION IS BEFORE THE COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND MINDED THAT THE CURRENT PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL.

THE APPLICATION SITE 1.1 The application site is the residential curtilage of Glenside Cottage, a two storey detached dwelling located on the southern side of the highway, West Baldwin. Also on site is a detached single garage.

1.2 The application site is accessed via a narrow track, which forms part of the Millennium Way, and runs off the West Baldwin Road to serve a further three dwellings. From the West Baldwin Road, the site is not visible given its siting and boundary of dense tree planting and other natural vegetation.

1.3 The access on the boundary of the site 6000m in width.

1.4 There is currently a single detached garage to the east of the site.

THE PROPOSAL 2.1 The application seeks full approval for the erection of a detached double garage to the south west of the application site (south east of the main dwelling).

2.2 The proposed garage is to measure 9000mm in depth by 1400mm in width, and 6400mm from finished floor level to ridge height. The new structure will be offset 3000mm from the existing dwelling "Glenside Cottage". A retaining wall is proposed be offset from the rear of the newly erected garage by 1100mm.

2.3 It is proposed that the roof will be finished to match that of the existing dwelling, with a pitch of 35 degrees (approx.) and "slate like" tiles. The walls will be finished in a sand a cement render and painted, again, to match the existing dwelling.

2.4 Two 4200mm x 2200mm Hormann panel doors are to be installed on north east elevation.

2.5 Both gables (north west and south east elevations) are to have a 1200mm x 2000mm uPVC framed window installed, centrally located. The north west elevation also includes a 1000m x 2200mm to the east of the window.

2.6 The applicant has confirmed that the single garage that is currently on site is to be demolished.

2.7 The proposal also includes groundworks and changes in site levels.

PLANNING HISTORY 3.1 The application site has been subject to a number of previous applications including a number of alterations and extensions to the original house in the late 2000's, then approval for a replacement dwelling in 2015 under PA 15/00701/B.

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4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area zoned as Open Space (Agriculture) under the Area Plan for the East

4.1.2 The application site is also within an area recognised as being an area not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. Minded of the site location, the nature of the current proposal and the planning history for the site it would be most relevant to have regard to Strategic Policies 1 and 5 in ensuring efficient use of existing sites and buildings and ensuring good quality design, Environment Policies 1 and 2 in ensuring no harm to the countryside or AHLV and Environment Policy 16. While there are no strict policies for the development of domestic garages in the countryside we can lean on both Housing Policies 15 and 16 in ensuring the development of such would not detract from the traditional qualities of the existing buildings and would not adversely harm public views.

4.2 Strategic Policy 1 states: "Development should make the best use of resources by:

(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."

4.2.1 Strategic Policy 5 states:

"New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies"

4.2.3 Environmental Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

4.3 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains four policies that are considered materially relevant to the assessment of this current planning application: POLICY 2 states:

"New buildings are to be integrated with the landscape and where in groups, with each other. Single buildings in prominent locations can only be considered if they are satisfactory in all aspects and include landscape proposals.

POLICY 4 states: "External finishes are expected to be selected from a limited range of materials."

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POLICY 5 states: "Doors and windows together with their size and relationship with each other and the wall face should follow traditional rural forms."

POLICY 7 states: "Existing features are an essential part of the rural scene. New work should follow and respect successful past patterns."

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

5.1 Marown Parish Commissioners have no objection to the current planning application (22.12.2021).

5.2 The Department of Infrastructure Highway Services made the following comments - "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking, on Planning being satisfied on amenity grounds - Do not oppose" (19.11.2021).

5.3 No comments from neighbouring properties have been received at the time of writing.

ASSESSMENT 6.1 Given the nature of proposal it is imperative to consider the following points within the assessment of this planning application: 1) The principle of the development and location suitability; 2) The impact of the development upon the countryside; 3) Potential impacts upon neighbouring amenities 4) Parking and access

Principle of the development and location suitability for garaging

6.2 In relation to the principle the starting point is that the site lies in the countryside where development is restricted, in order to protect the countryside for its own sake. Whilst the policies in the Strategic Plan allows for some exceptions, the proposal does not fall within any of those categories. The Strategic Plan is silent on new development in the form of detached garages/extensions to garages/stores, however some extensions to garages/stores have been approved, in some instances, where the extension would not have an undue impact on the countryside or undermine the rural character of an area.

6.2.1 Furthermore, the Permitted Development 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 garaging to properties within the countryside (i.e. land not designated). In this case there is no concern to the principle of garaging. The applicants currently have a single garage within the site, which is not suitable for the applicant's car collection. The proposal would enable all of the applicants' cars to be store within a garage; as outlined in the applicants supporting statement.

6.2.3 Overall, it is considered the principle is acceptable for a reasonably sized garage on this site.

Potential visual impact upon the amenities of the countryside

6.3 The proposed garage would both be very well screened from public views, given the proposals and the existing dwellings are within (and surrounded) a wooded/significant landscaped area; especially from the highway to the north. Any views of the garage that could

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be partially apparent from the roads that surround the site would not appear as an isolated and unusual as the proposed garage would be located next to the applicants existing property and read within the same residential context.

6.3.1 Furthermore, the scale, proportion, finish and positioning adjacent to the main dwelling, which would still appear as the more prominent feature on the site. Finally, a garage of this size and design are not uncommon features within a larger residential curtilage of a dwelling within the countryside setting.

Potential impacts upon neighbouring amenities

6.4 The closest neighbouring property (Bridge House) is to the north east of the site of the proposed garage between a mature hedgerow and is separated by a row of mature grown trees. Given the existing natural landscaping, and distance between the proposed garage and nearest neighbouring property it is considered the garage would not have a significant impact upon neighbouring amenities to warrant a refusal.

Parking and access 6.5 The site has adequate provisions for the parking of a number of vehicles.

6.5.1 The access to the site is currently 6000mm wide. The works to the driveway would be contained solely to the driveway with no works required to the public highway.

6.5.2 It is judged that the development proposed is acceptable with regards to parking and access. It should also be acknowledged that Highway Services do not oppose the current planning application.

CONCLUSION 7.1 For these reasons the proposal is considered to be appropriate in this location and comply with Environment Policy 1 and the provisions set out in Strategic Policy 1 and 5, and transport policy 7 of the IOM Strategic Plan 2016 and the application is therefore recommended for an approval.

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 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: 09.05.2022

Signed : C GATT 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

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.