**Document:** Officer Planning Report Recommendation **Application:** 05/02046/B — Erection of a double garage with living accommodation over to replace redundant barn **Decision:** Application Withdrawn **Decision Date:** 2006-02-09 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/79554-st-judes-east-craige-replacement-garage/documents/1214131 --- # Officer Planning Report Recommendation **Application No.:** 05/02046/B **Applicant:** Mr & Mrs P Watterson **Proposal:** Erection of a double garage with living accommodation over to replace redundant barn **Site Address:** East Craige St. Judes Isle Of Man IM7 2EW ### Considerations Case Officer: Mr Ian Brooks **Expected Decision Level:** Committee Decision ### Written Representations ### Consultations Consulttee: Highways Division Notes: objection see comments Consulttee: Andreas Parish Commissioners Notes: No objection Consulttee: Chief Fire Officer Notes: applicant to consult FS Department Consulttee: IOM Water Authority Notes: see note 2 Consulttee: S.P.M.C. & E. Notes: objects, see comments ### Policy ### Officer's Report The application site is set on the eastern side of the A17 and the northern side of the A13 at St. Judes Crossroads. The site is set in the countryside and an area not zoned for development. The derelict barn is set to the north of the existing dwelling, which also subject to a separate planning application. The barn is a two storey structure. The proposal is to demolish and replace the existing derelict barn. The replacement will be 11.4m x 6.6m x 6.5m. The applicants have indicated this proposal is part of a two phase project on the land. The 2nd phase is to replace the existing derelict dwelling. This proposal is to allow the applicant to live on site while the existing dwelling is demolished and a new dwelling is erected. This application needs to consider the circumstances around the new replacement dwelling. Since, the new dwelling is recommended for refusal. There is no need for this development to be approved. The replacement barn would have a self contained flat above the garages. Therefore, if this application were to be approved it would in effect be granting planning permission for what appear to be a new residential property which is contrary to the Development Plan Order 1982 and in particular Planning Circular 1/88. The Department of Transport has objected to the proposal on the grounds that there are insufficient details given of the access, including sightlines, for the access onto the adopted highway, to serve the needs of the development. There is insufficient information to evaluate the application in respect of access and turning arrangements. The proposed development does alter the existing vehicular access. Therefore, the Department of Transport can reassess the proposed access arrangements for this new dwelling and require sufficient sightlines to be provided as part of the development. Since the plans does not provide sufficient information, I consider the concerns of the DoT to be well founded and consider the proposal would be prejudicial to highway safety as the application does not demonstrate that an adequate visibility splay can be provided. ### Recommendation Recommended Decision: Refused Date of Recommendation: 23.01.2006 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The proposed development was to be in connection with a phased redevelopment of the site for a new replacement dwelling. Since the application for the replacement dwelling (PA 02045/B) has been refused, the Planning Committee considers there is no need for a double garage with a self contained flat to be built. Furthermore, the proposed garage with self contain flat in this location is tantamount to the creation of a new residential dwelling in the countryside. The application site, which is within an area of high landscape value and scenic significance, is not zoned for residential development and its residential development is therefore contrary to the Isle of Man Planning Scheme (Development Plan) Order 1982 and, in particular, the provisions of Planning Circular 1/88. R 2. There are insufficient details given of the access, including sightlines, for the proposed drive onto the adopted highway, to serve the needs of the development and therefore it would be premature to consider this application in the interests of highway safety. Furthermore, there is insufficient information to evaluate the application in respect of access and turning arrangements, in the light of the proposed usage and vehicles to be used. Decision Made : ... Committee Meeting Date : ... --- *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/79554-st-judes-east-craige-replacement-garage/documents/1214131*