**Document:** DEC Officer Report **Application:** 24/00403/B — Erection of a detached garden / craft room **Decision:** Permitted **Decision Date:** 2024-05-16 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/32444-rushen-long-close-glen-chass-road-detached-garden/documents/1063005 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 24/00403/B **Applicant:** Mr Alan Callister **Proposal:** Erection of a detached garden / craft room **Site Address:** Long Close Glen Chass Road Glen Chass Port St Mary Isle Of Man IM9 5PN Principal Planner: Chris Balmer **Recommended Decision:** Permitted **Date of Recommendation:** 15.05.2024 ## 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 garden/craft room building hereby approved shall only be used in association with the main dwelling house "Long Close" and for purposes incidental to the use of main dwelling house "Long Close" as a single dwelling, and for no commercial purposes. Reason: To ensure that the proposal remains available to meet the identified need in association with the main dwelling as has been proposed. This application has been recommended for approval for the following reason. It is concluded that the proposal would accord with General Policy 2, 3 and Environmental - Policy 1 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 03.04.2024. _______________________________________________________________ ## Interested Person Status Additional Persons None ## Officer’s Report 1.0 THE SITE - 1.1 The application site is the residential curtilage of Long Close, Glen Chass Road, Port St Mary. The property sits to the east of the highway and is set back approx. 35m from the edge of the highway and accessed by a private track. The general area is built up of predominately two storey dwellings. - 1.2 The dwellinghouse is one and a half storeys with a pitch tiled roof and accommodation in the eaves. There is an attached flat roof garage (single car width) approx. 6m x 3m attached to the side elevation (west) that faces the driveway/ highway and finished overall with a painted render. - 1.3 To the rear of the dwelling (northeast) is a sizeable garden, which has mature landscaping to all boundaries. 2.0 THE PROPOSAL - 2.1 Proposed is the erection of a detached garden / craft room to the rear garden of the property. The building would have a width of 6m, a depth of 3.6m and a height between 2.4m and 2.7m in height. The external walls are finished in a composite ecoscape clad system and have a GRP roof, with uPVC windows and bi folding doors. The existing shed would be repositioned within the rear garden. ## - 3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as not for a particular purpose and where there is a presumption against development. 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 here as set out in General Policy 3 and Environment Policy 1, there is also support for certain types of works and extension and alterations to existing residential properties in the countryside, notably that set out in Housing Policy 16. And design of building should have a positive contribute as noted in Strategic Policy - 5. 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 application site benefits from the following approvals; - 00/01146/B - Alterations and extension to dwelling - 01/01611/B - Alterations to existing vehicular access - 02/00126/B - Installation of two rooflights (amendment to approved PA 00/1146) - 03/01865/B - Extension to dwelling 22/00353/B - Erection of a replacement garage ## - 5.0 REPRESENTATIONS 5.1 Arbory and Rushen Commissioners commented (19.04.2024) with no objection. 5.2 Highways Services comment there is no highways interest (14.04.2024). - 6.0 ASSESSMENT 6.1 The three main considerations in the assessment of this application are the principle of the development; its likely visual impact on the character of the countryside; and potential impacts upon neighbouring amenities. The principle of the development 6.2 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 garden / craft room within the garden of an existing 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 within the defined residential curtilage in view of their subsequent impacts. Visual impact on the character of the countryside 6.3 In this case, given the proposed detached garden / craft room is a relative modest size and sits within a residential garden and a fairly common feature in such domestic curtilages it is considered the principle of such development is appropriate. 6.4 The visual appearance of the detached garden / craft room from the highway would be very limited if at all, given the distance it is set back, but also given the main dwelling would block such views. Further any views form the distance highway to the north or south are likely be screened by landscaping in the area/boundaries of the site and given the modest size of the proposed building. - 6.5 It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, and GP2 and would not have any adverse impact on that of the countryside or on the dwelling house and its rural setting. Neighbouring Amenities - 6.6 The site sits remote on the landscape being set back from the highway with the nearest neighbours, to the north is 'Homecroft' and to the south "Gorse Lea". Given this and the siting of the proposed building it is not considered to have any significant impacts to neighbouring amenities, and comply with General Policy 2(g). ## 7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the proposal would accord with General Policy 2, 3 and Environmental Policy 1 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 the Acting Head of Development Management 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 : 15.05.2024 Determining officer Signed : A MORGAN Abigail Morgan Acting Head of Development Management 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/32444-rushen-long-close-glen-chass-road-detached-garden/documents/1063005*