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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00705/B Applicant : Mrs Margaret Baxter Proposal : Erection of a quadruple garage with living space above Site Address : The Nab Farm Top Road Crosby Isle Of Man IM4 4HL

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.09.2022 __

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.

C 2. The detached garage and first floor fitness studio / gym hereby approved shall only be used in association with the main dwelling house "The Nab Farm" and for purposes incidental to the use of main dwelling house "The Nab Farm" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan P-10-02-A received on the 28.06.2022.

Reason: The dwelling is within a single residential plot within an area not designated for development. The application does not propose to create separate units of accommodation within the site and has not been considered as such.

This application has been recommended for approval for the following reason. The proposal would accord with General Policy 2, Environmental Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information;

This decision relates to drawings and supporting information received on 26th May 2022, referenced;

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P-10-100 P-10-01 and revised plan referenced P-10-02A received on 28th June 2022.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site represents the residential curtilage of the detached dwelling known as 'The Nab', Top Road, Crosby, an existing 3 storey property sitting within its own grounds on the northern side of the A23 back road between Strang and Crosby.

1.2 The dwelling itself is set back around 180m from the road, its nearest neighbours are just over 130m away, to the south 'Little Mount' and south west 'Coan Reayrt'. The land slopes northwards, the property is visible from the road albeit at a distance and between breaks in the roadside hedging.

1.3 On site is a detached garage building to the north east corner of the site and approx. 35 m from the dwelling house across the courtyard.

2.0 THE PROPOSAL 2.1 Proposed is the erection of a detached 2 storey building with quadruple garaging on the ground floor and a fitness studio / gym on the first floor. The garage would measure a footprint of 17.5m long and 7.6m wide and 2.5 to the eaves and 4.7 to the Eaves and 8m to the ridge.

2.2 The building would be constructed of traditional build with Manx stone cladding to all elevations and natural roof slate with concrete verge slabs on the gable ends. The overall design is more traditional to reflect the character of the dwelling house. This would include on the south east elevation facing the dwelling house, ornate render banding detailing around the edge of the four individual garage doors and above these centrally positioned are pitched roof dormers. To the north elevation that would appear single storey given the topography are four Velux type windows.

3.0 PLANNING POLICY The site lies within an area not designated on the Area Plan for the East - Map 10 - Crosby and Glen Vine) adopted in 2020 as not for a particular purpose and where there is a presumption against development.

3.1 The site is not within a conservation area or is identified as being at flood risk. There are no registered trees on site that are affected by the proposals.

3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application:

3.3 Whilst there is a presumption against development as set out in General Policy 3 and Environment Policy 1, the design of buildings should have a positively contribute to the streetscene as noted in Strategic Policy 5. Both Housing Policy 15 and Housing Policy 16

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acknowledge that residential dwellings in the countryside can be extended and outlines how to assess extensions or alterations to them in terms of visual amenity.

3.4 Whilst the land is not zoned for development, the general principles contained with GP2 (a-n) offer guidance that specifically addresses those issues affecting building on site that would be general 'development control' and considered capable of being applied to this proposal.

3.5 The principles of the Residential Design Guidance 2021 which sets out a number of general development standards for alterations to existing dwellings including neighbouring amenity.

4.0 PLANNING HISTORY 4.1 The main dwelling house has had considerable planning history over the years although none of those are considered materially relevant in the case of this application or to this part of the application site.

5.0 REPRESENTATIONS 5.1 Marown Commissioners commented (15/07/22) with no objection.

5.2 Highways Services do not object (No Highways Interest) 16.06.22 & 30/06/22

6.0 ASSESSMENT (i) Principle

(GP3, HP16) (iii) Visual impact (Ep1, HP16, GP2,)

6.1 Principle The starting point here is the land designation within the area plan which designates the site as land not zoned for development. As General Policy 3 would be applicable in this instance, the proposal is for a detached garage building adjacent to the residential dwelling and does not specifically fit into any of the criteria for acceptable development (a-h), therefore regard must be given to the reasonableness of the scale and siting of the proposed developments adjacent to the defined residential curtilage of The Nab Farm in view of their subsequent impacts.

6.2 In this case it is relevant to give weight to Housing Policy 16 which allows for extensions to properties in the countryside with the emphasis on visual impact and also any built additions must respect the proportion, form and appearance of the existing property. Environment Policies 1 which protects the countryside for its own sake and restricts development that would have an adverse visual impact on the countryside. Also the general principles contained with GP2 (a-n) that's offer guidance that specifically addresses those issues affecting building on site that would be general development control principles. On balance regard must be given to the reasonableness of the scale and siting of the proposed development in view of their subsequent impacts subject to the further assessment below.

6.3 Visual Impact In terms of how visible the scope of works are to the existing, Hp16 seeks that the impact when or if viewable is respectful to the properties proportions and appearance. The visual appearance of the new building from the highway would be very limited given the distance from the highway and the size and scale of the existing dwelling house would overshadow the proposed garage in the street scene.

6.4 The traditional design and type of materials to be used and its overall scale would not be seen as being detrimental to the character of the property or its setting within the countryside and only 'viewable' from within the application site, and only partial glimpsing views from the Highways (approx. 200m away) to the south. Those passing views would ensure the building could be read in the same residential context as the property and would

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not appear out of keeping. The matching levels of finish in terms of wall finish, doors, and roof cladding, helps to visually reduce any impact. It is likely that the wider character and appearance of the countryside and rural landscape will be unharmed.

6.5 The structure would remain within the defined residential curtilage area and remains for a similar use to the adjacent building and used within the wider residential context for vehicle storage - a condition can be added to ensure no separate use

6.6 It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, HP16, GP2, and would not have any adverse impact on that of the countryside or on the dwelling house and its rural setting.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the proposal would accord with General Policy 2, Environmental Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

8.0 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 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: 15.09.2022

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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