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22/00124/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00124/B Applicant : Mr Kevin Groom Proposal : Erection of new double timber gates across driveway and installation of a timber garden shed (Retrospective) Site Address : Wren Cottage Main Road Sulby Isle Of Man IM7 2HP
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.04.2022 __
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. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information;
This approval is related to the documents, statement, location plan, photos date stamped as having been recieved on 27th January 2022; site plan date stamped as having been received on 23rd February 2022 ; and gate details date stamped as having been received on 13th April 2022. __
Interested Person Status - Additional Persons
None __
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22/00124/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of Wren Cottage, Main Road, Sulby, a two-storey detached dwelling located on south of Main Road behind Sulby Old School.
2.0 THE PROPOSAL 2.1 The proposed is the installation of a timber gate at the end of the driveway in front of the house. This application also seeks retrospective approval for the erection of a timber shed at the front of the house.
3.0 PLANNING HISTORY 3.1 Erection of a detached dwelling was APPROVED under PA 19/00087/B. Condition 8 removes the right to erection any free-standing building within the curtilage without written approval by the Department.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Area of Building for Civic, Cultural & Other Special Use (Worship) in the Sulby Local Plan 1998.
4.2 The site is next to two registered buildings Sulby Old School (No. 171) and St Stephens Church Hall (No. 170).
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Developments 4.4 Strategic Policy 4 states: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas and sites of archaeological interest."
4.5 General Policy 2, which provides an overall requirement for all development, states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g)
does not affect adversely the amenity of local residents or the character of the locality; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
Design 4.6 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
4.7 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."
Other
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4.8 Community Policy 7 and 10 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire.
4.9 Infrastructure Policy 5 states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
PPS and NPD 4.10 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 16(3) of the Town and Country Planning Act (1999) states, "In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses".
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Therefore, it is considered that the Guide is materially relevant to this application.
5.3 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
5.4 RDG Chapter 6 "The Wider Site" sets out some key considerations regarding boundary treatment, trees, the driveway, and the front garden.
6.0 REPRESENTATIONS 6.1 Lezayre Parish Commissioners has no objection to this application (07.03.2022).
6.2 DoI Highway Services states there is no highway interest in this application (28.02.2022).
7.0 ASSESSMENT Registered Building Statutory Test 7.1 Before assessing elements of the proposal, as it is behind two Registered Building, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would affects a registered building or its setting.
7.2 The shed and proposed gate are timber and the finishing is of good quality. It is considered that they do not and would not have a negative impact on the setting of Sulby Old School (No. 171) and St Stephens Church Hall (No. 170). Therefore, the proposal passes the test in not affecting a registered building or its setting.
Elements of Assessment 7.3 The key considerations in the determination of this application are its impact on the character and appearance of the area and on registered buildings.
Character and Streetscene
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7.4 As mentioned in 7.2, the proposal has good timber finishing and would fit in with its stone based surroundings. Therefore, it is considered that there is no negative impact on the character and streetscene of the area.
Registered Buildings 7.5 As mentioned in 7.2, the proposal does not affect the registered building or its settings. Therefore, the design is considered acceptable.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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 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: 27.04.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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