31 March 2023 · Delegated - Principal Planner (Jason Singleton)
Hampton Croft, Clanna Road, Santon, Isle Of Man, IM4 2hp
The proposal involves building a modest detached garage (6m x 5.5m, eaves 2.28m, ridge 4m) with dual-pitched roof, mezzanine storage, 4 rooflights, green metal cladding walls/roof, and green painted timber doors, on the curtilage of a detached dormer bungalow in open countryside.
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The site is in open countryside outside settlement boundaries, not qualifying strictly under General Policy 3 exceptions or Housing Policies 15/16 for ancillary buildings, but the Department supports …
Spatial Policy 5
New development in countryside only per GP3; tested principle of ancillary garage as proportionate replacement post-conversion, acceptable despite no strict exception as subordinate, screened, no landscape harm.
General Policy 2
General development considerations including design/visual (b,c) and neighbour amenity (g); modest scale/proportion to plot/dwelling, green materials appropriate, no amenity impact due to isolation.
General Policy 3
Exceptions to countryside development; no technical fit but supported as ancillary to lawful dwelling, noting PD potential if resited, with condition controlling future structures.
Environment Policy 1
Protection of countryside; building of appropriate form/mass/design, no detriment to locality character, screened from wider views.
Transport Policy 4
Highway safety; no Highways objection, no access/driveway interference, sufficient existing parking.
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.
No further outbuildings
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
development would have no significant negative impact upon highway safety, network functionality and /or parking. Assumed oversized single; less than recommended double dimensions.
no objection... trees to be removed are mostly small and non-native... 2 Griselinia (non-native invasive)... advise replacement native planting, checks for nesting birds.
Highway Services HDC has no objection to the application, finding no significant negative impact on highway safety, network functionality, or parking. DEFA Biodiversity has no objection but recommends replacement native planting and checks for nesting birds prior to tree removal.
Key concern: permanent loss of habitat for a variety of wildlife from tree removal
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Highways Development Control has assumed that the garage is an oversized single. It is less than the recommended internal dimensions for a double of 6 x 6m.
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team have no objection to this application as the trees to be removed are mostly small and non-native. Additionally there are 2 Griselinia to be removed which is a non-native invasive plant species listed on Schedule 8 of the Wildlife Act 1990.; we believe that the applicant should give consideration to undertaking replacement native broadleaved planting somewhere else on the property; thorough checks for nesting birds must be undertaken prior to tree felling if the work is to be undertaken in nesting bird season (March -August inclusive). If nesting birds are present then felling must be delayed until breeding has finished and the young have fledged.
