Loading document...
==== PAGE 1 ====
23/00130/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00130/B Applicant : Mr Tom and Mrs Michelle Quinn Proposal : Proposed garage with storage over Site Address : Primrose Lodge Slieau Lewaigue Lewaigue Ramsey Isle Of Man IM7 1BH
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.03.2023 __
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 garage shall only be used in association with the main dwelling house 'Primrose Lodge' and for purposes incidental to the use of main dwelling house 'Primrose Lodge' as a single dwelling, for no commercial purposes and only in accordance with the internal layout as shown on the submitted Drawing No. Q/9183/1 date stamped and received 27 January 2023 and being retained as such thereafter.
Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted. The dwelling is within an area not zoned for development and permission has been granted as an exception. 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. Overall, it is concluded that the planning application accords with the provisions set out in Environment Policies 1 and 2, and General Policy 2 of the Isle of Man Strategic Plan 2016, as
==== PAGE 2 ====
23/00130/B Page 2 of 6
there would be no adverse impacts on the character of the site and surrounding countryside, with the scheme having acceptable impacts on highways safety and site ecology.
Plans/Drawings/Information;
This decision relates to the documents and plans date stamped and received 27 January 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises the detached dwellinghouse of Primrose Lodge and its associated sizeable residential curtilage, situated on the western side of the A2 (Lawaigue). The site is situated within a fairly isolated and exposed location in the countryside, surrounded by open fields on all sides with very limited development in close proximity. The topography of the site rises gently from east to west, whilst being sited on noticeably higher ground than the corresponding highway.
2.0 THE PROPOSAL 2.1 Planning approval is sought for a proposed garage with storage over. The new garage building would measure 9m x 7.5m and be 5.9m tall (3m to the eaves). This garage would incorporate a traditional pitched roof which would be finished in slate roof tiles. There would be two garage doors on the front (south) elevation, a pedestrian access door and window on the (west side elevation), and a window on the (east side elevation). The external walls of the building would be finished in sand cement render.
2.2 The window units would be UPVC units. Access to the storage space above the garage would be via a 500mm x 850mm hatch on the ceiling of the garage, as there would be no stairs within the garage.
2.3 No trees or mature hedging would be removed on site to enable the development.
3.0 PLANNING POLICY 3.1 The application site lies within an area zoned as an "Area of Private Woodland or Parkland and an Area of High Landscape or Coastal Value and Scenic Significance." on the 1982 Development Plan, and therefore within an area of countryside that is not designated for development. The site is not within a Conservation Area or within a Flood Risk Zone. The site is also not within a Registered tree area and there are no registered trees on site. As such, there is a presumption against development as set out in General Policy 3, and Environment policies 1 and 2.
3.2 There is no provision within General Policy 3 for the erection of domestic structures such as garages, sheds or such like, although some of these things can be built, subject to conditions, without planning approval under the provisions of the Town and Country Planning (Permitted Development) Order 2012. In this case, the proposed garage would exceed the size and height provided in the Order. Also, the Permitted Development rights for the property has been removed under PA 19/00863/B, which would mean that the garage could not be built without planning approval.
==== PAGE 3 ====
23/00130/B Page 3 of 6
3.3 Given the nature of the proposed development and as the site already has an established residential use, the general development considerations as set out in General Policy 2 of the Strategic Plan would be considered in the assessment of the application.
3.3.1 General Policy 2 states, in part: "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; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
3.4 Other relevant policies within the Strategic Plan include: 3.4.1 Environment 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."
3.4.2 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
3.4.3 Environment Policy 4 protects biodiversity (including protected species and designated sites). 3.4.4 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, and Community Policies 10 and 11.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 IOM Biodiversity Strategy 2015 to 2025 4.1.1 The strategic aims (In part): o Managing biodiversity changes to minimise loss of species and habitats. o Maintaining, restoring and enhancing native biodiversity, where necessary.
4.1.2 Habitat loss actions "21. DEFA will continue to promote a policy of 'no net loss' for semi-natural Manx habitats and species and ensure that unavoidable loss is replaced or effectively compensated for."
==== PAGE 4 ====
23/00130/B Page 4 of 6
4.0 PLANNING HISTORY 3.1 The site benefits from a fairly extensive planning history including various extensions and alterations, in addition to the conversion of an adjacent barn to tourist accommodation (PA 03/00491/B). More recently, permission was granted for a replacement dwelling of an almost identical form to the previously extant/extended property in 2015 (PA 15/00730/B). This permission was further varied in 2019 (PA 19/00863/B) and subsequently implemented, and included a condition removing permitted development rights for the property.
4.2 The most recent planning application for Erection of a detached double garage with living accommodation / home office above under PA 22/01145/B was refused on 28 October 2022. The reasons for refusal include:
R1. The proposals do not constitute one of the defined exceptions to allowing development in the countryside, whilst comprising a disproportionate form of development which would not be ancillary in terms of scale, footprint or use relative to the host dwellinghouse. Furthermore, the proposals would in effect be tantamount to the creation of a new dwelling in the countryside, contrary to the Island's spatial strategy. The proposals are therefore contrary to Spatial Policy 5, General Policy 3 and Environment Policy 1 of the Strategic Plan (2016).
R2. The development would comprise an unduly prominent and visually intrusive feature within the locality which, given the isolated and exposed nature of the site, would lead to a detrimental impact upon the character of the surrounding landscape. The proposals are therefore contrary to General Policy 2 (b) & (c) of the Strategic Plan (2016).
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 3 February 2023. They find the application to have no significant negative impact upon highway safety, network functionality and /or parking.
6.2 DOI Highways Drainage have advised the applicants to be aware of clauses within Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads relating to surface water runoff onto a public highway and demonstrate compliance (24 February 2023).
6.3 Garff Commissioners have not made any comments on the application.
6.4 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The main issues in the assessment of this application are: a. The principle of the proposed development (GP 3 & GP 2); and b. Whether the proposed works would result in any adverse impact on the character and appearance of the application site and the wider area (EP 1, EP 2 & GP 2);
7.2 There would be no impacts of the site ecology as no trees or mature landscaping on site would be removed to enable the development. Also, the proposal would not result in adverse impacts on highway safety as the position of the garage relative to the existing dwelling on site and site layout would not impede views out of the site and onto the highway. As well, the scheme would ensure that there is sufficient parking on site to meet the requirements of Transport Policy 7 for residential properties.
==== PAGE 5 ====
23/00130/B Page 5 of 6
7.3 The Principle 7.3.1 In assessing the principle of the proposed development, it is considered that the site lies without an existing settlement boundary outside of a defined settlement boundary and within a part of the countryside that is not zoned for development, and as such does not pass for the exemption provided under General Policy 3. However, it is important to note that the site lies within an established residential use in the countryside where it is not uncommon to require the erection of outbuildings where they support the existing residential use on site without compromising the environmental objectives of Environment Policies 1 and 2. Additionally, whist there is no specific provision within the Strategic Plan for garages, there is an acceptance in the permitted Development Order that such structures can be acceptable.
7.3.2 Based on the foregoing, it is considered that the principle of erecting a garage to support the existing residential use of the site is acceptable. The acceptability of the scheme as proposed would, however, be dependent on the proposal not having unacceptable visual and landscape impacts. As such, it would be vital to assess the visual impact erection of the proposed garage on the surrounding countryside which is within an Area of High Landscape of Coastal Value and Scenic Significance (AHLV's).
7.4 Visual and Landscape Impacts 7.4.1 With regard to the visual impacts, it is considered that the proposed garage would be in-keeping with the existing dwelling on site, given the pitch roof design, the roof finish in slate tiles, and rendering of the external walls, which would ensure that the new building blends in with the existing dwelling on site.
7.4.2 As well, the location of the building at a partly concealed part of the site would also ensure that any impacts on the character of the site or the surrounding countryside would be diminished. Moreover, the scale of the garage building relative to the existing dwelling on site would ensure it remains a subordinate addition to the site area. Therefore, the proposed scheme would not increase the impact of the building on the character of the site or the surrounding countryside but would ensure that the building fits seamlessly into the character of the site.
7.4.3 Given the above, it is considered that the scheme would comply with the requirements of Environment Policy 1 and Environment Policy 2, and General Policy 2 (b, c & f).
8.0 CONCLUSION 8.1 Overall, it is concluded that the planning application is in accordance with aforementioned policies of the Isle of Man strategic plan 2016, and would have no adverse impact on the visual amenities of the site or surrounding area, and therefore it is recommended for approval.
9.0 INTERESTED 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 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.
==== PAGE 6 ====
23/00130/B Page 6 of 6
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: 24.03.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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.
Copyright in submitted documents remains with their authors. Request removal