**Document:** Officer Planning Report Recommendations **Application:** 08/01049/B — Erection of a garage and study to replace existing stable block **Decision:** Permitted **Decision Date:** 2008-09-30 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85467-st-johns-lambfell-beg-cronk-replacement-garage/documents/1235337 --- # Officer Planning Report Recommendations **Application No.:** 08/01049/B **Applicant:** Mr Simon Conie **Proposal:** Erection of a garage and study to replace existing stable block **Site Address:** Lambfell Beg Cronk Y Voddy St Johns Isle Of Man IM4 3NS ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: No objection Consultee : German Parish Commissioners Notes: Require more detail regarding the siting of the building before commenting. ### Officer's Report ### The Site The application site represents the curtilage of Lambfell Beg, Cronk Y Voddy, St Johns, German. The site is situated on the western side of the A3 road with the residential curtilage having an oblong shape with the dwelling at the northern most boundary, a narrow garden and small parking area to the south and a wider area occupied by a stable block and a parking area served by an access onto the A3 located at the southern end of the site. The applicant also owns the field adjacent to the stable block. ### Planning Status The application site is located within an area identified as being within an area of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order and as such is an area not zoned for development. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application: General Policy 3, which states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7,8,9 and 10 ); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: PA 02/01334/B sought approval for the erection of a kitchen extension and replacement porch, alterations to the vehicular access and the erection of stables. This application was the subject of a split decision with the access and stables along with the kitchen extension being permitted. PA 08/00496/B sought approval for an extension to the side of the dwelling. This was approved. ### Representations The Department of Transport Highways Division does not object to this application. German Parish Commissioners have commented that they require more detail of the siting of the proposed garage and study. We have received no privately written representations in relation to this planning application. ### The Proposal This application seeks approval for the erection of a garage with integral study to replace the existing stable block. The garage would provide parking for 2 vehicles and would include an office/study for the applicant's personal use. Externally the building would have a largely traditional appearance utilising a slate roof, rendered walls and traditionally proportioned windows and doors. The west elevation, which would face away from the road, would have two large windows which would not be traditional features but would not be readily visible. Overall, the structure would be of a traditional appearance. The building would have a footprint measuring approximately 12 m by 7 m and a maximum ridge height of approximately 5 m . In pre-application discussions it was recommended that the building be designed so as to be a low as possible and in a traditional style. The submitted proposal is considered to reflect this. The applicants both work, one is the head of HR and the other is a self employed handy man. ### Assessment The Strategic Plan contains guidance on business development and commerce and sets out the general rule that office activity will be located in our town centres. However it is also recognised that in certain cases, other locations may be considered acceptable, including working from home where this does not result either in staff being employed or in day today callers, there is no detriment to the residential area as this can result in less travelling and encouraging the formation of new businesses. Business Policy 7, states that new office floor space should be located in town and village centres on land which is zoned for the purposes on the appropriate area plan. The Town and Country Planning (Permitted Development) Order 2005 compliments this by introducing Permitted Development for working from home where this involves neither staff nor day to day callers. The provision for working from home does not however imply that new buildings should be constructed in order to accommodate an individual's occupation. Instead, working from home would be expected to take place within an existing property. Notwithstanding the above, the proposed building is largely traditional in design and is considered to be a sympathetic approach to a modern outbuilding in the Manx countryside, having a simple form which utilises a limited palette of materials. The building would replace an existing stable structure, although it should be noted that provision for stabling is made within the Isle of Man Strategic Plan 2007 for the housing of horses where this is of an appropriate design and constructed from suitable materials. As such there is policy support for stabling but not for detached home office space in the countryside. The majority of the building would be used for garaging, and it is generally accepted that a garage to serve a domestic dwelling in the countryside is acceptable where this is of an acceptable design and size. The nature of the proposal site would suggest that the proposed location is the most suitable given the position of the safest access point onto the A3. The inclusion of the study/office element would result in a building which would be larger than strictly necessary, however in this particular case, the building would replace an existing structure and would provide additional space for a home office which cannot be accommodated within the dwelling. The proposal is not dissimilar to a triple car garage in terms of size and impact. ## Recommendation It is recommended that the application be approved. ### Party Status It is considered that the following parties the Department of Transport Highways Division and German Parish Commissioners accord with the requirements of Planning Circular 1/06 and are therefore afforded Interested Party Status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 18.09.2008 ### 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 ### C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. ## C 2. This approval relates to the erection of a garage and study at Lambfell Beg, Cronk Y Voddy, St Johns as shown by the plans and information Location Plan, 2.7137-201-00, 2.7137-204-00 and 8TS004-01 submitted and date stamped 23rd May 2008. ### C 3. The approved garage with study shall remain ancillary to the use and enjoyment of the property Lambfell Beg as shown on the Location Plan submitted and date stamped 23rd May 2008. ### C 4. The garage and study hereby permitted may be used only for office purposes by persons residing at the property Lambfell Beg. ### C 5. The roof must be finished in dark natural slate. ### C 6. No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction. The planting scheme should provide screening of the site as viewed from the A3 in order to reduce the impact of the approved building. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. ### Decision Made : 200801049/800800 Committee Meeting Date : 200801049/8 ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representatic ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of Lambfell Beg, Cronk Y Voddy, St Johns, German. The site is situated on the western side of the A3 road with the residential curtilage having an oblong shape with the dwelling at the northern most boundary, a narrow garden and small parking area to the south and a wider area occupied by a stable block and a parking area served by an access onto the A3 located at the southern end of the site. The applicant also owns the field adjacent to the stable block. #### Planning Status The application site is located within an area identified as being within an area of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order and as such is an area not zoned for development. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application: General Policy 3, which states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: PA 02/01334/B sought approval for the erection of a kitchen extension and replacement porch, alterations to the vehicular access and the erection of stables. This application was the subject of a split decision with the access and stables along with the kitchen extension being permitted. PA 08/00496/B sought approval for an extension to the side of the dwelling. This was approved. ### Representations The Department of Transport Highways Division does not object to this application. German Parish Commissioners have commented that they require more detail of the siting of the proposed garage and study. We have received no privately written representations in relation to this planning application. ### The Proposal This application seeks approval for the erection of a garage with integral study to replace the existing stable block. The garage would provide parking for 2 vehicles and would include an office/study for the applicant's personal use. Externally the building would have a largely traditional appearance utilising a slate roof, rendered walls and traditionally proportioned windows and doors. The west elevation, which would face away from the road, would have two large windows which would not be traditional features but would not be readily visible. Overall, the structure would be of a traditional appearance. The building would have a footprint measuring approximately 12 m by 7 m and a maximum ridge height of approximately 5 m . In pre-application discussions it was recommended that the building be designed so as to be a low as possible and in a traditional style. The submitted proposal is considered to reflect this. The applicants both work, one is the head of HR and the other is a self employed handy man. ### Assessment The Strategic Plan contains guidance on business development and commerce and sets out the general rule that office activity will be located in our town centres. However it is also recognised that in certain cases, other locations may be considered acceptable, including working from home where this does not result either in staff being employed or in day today callers, there is no detriment to the residential area as this can result in less travelling and encouraging the formation of new businesses. Business Policy 7, states that new office floor space should be located in town and village centres on land which is zoned for the purposes on the appropriate area plan. The Town and Country Planning (Permitted Development) Order 2005 compliments this by introducing Permitted Development for working from home where this involves neither staff nor day to day callers. The provision for working from home does not however imply that new buildings should be constructed in order to accommodate an individual's occupation. Instead, working from home would be expected to take place within an existing property. Notwithstanding the above, the proposed building is largely traditional in design and is considered to be a sympathetic approach to a modern outbuilding in the Manx countryside, having a simple form which utilises a limited palette of materials. The building would replace an existing stable structure, although it should be noted that provision for stabling is made within the Isle of Man Strategic Plan 2007 for the housing of horses where this is of an appropriate design and constructed from suitable materials. As such there is policy support for stabling but not for detached home office space in the countryside. The majority of the building would be used for garaging, and it is generally accepted that a garage to serve a domestic dwelling in the countryside is acceptable where this is of an acceptable design and size. The nature of the proposal site would suggest that the proposed location is the most suitable given the position of the safest access point onto the A3. The inclusion of the study/office element would result in a building which would be larger than strictly necessary, however in this particular case, the building would replace an existing structure and would provide additional space for a home office which cannot be accommodated within the dwelling. The proposal is not dissimilar to a triple car garage in terms of size and impact. ## Recommendation It is recommended that the application be approved. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division. German Parish Commissioners. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 18.09.2008 ### 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 ## C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. ### C 2. This approval relates to the erection of a garage and study at Lamfell Beg, Cronk Y Voddy, St Johns as shown by the plans and information Location Plan, 2.7137-201-00, 2.7137-204-00 and 8TS004-01 submitted and date stamped 23rd May 2008. ### C 3. The approved garage with study shall remain ancillary to the use and enjoyment of the property Lambfell Beg as shown on the Location Plan submitted and date stamped 23rd May 2008. ### C 4. The garage and study hereby permitted shall not be used for any commercial use. The roof must be finished in dark natural slate. ### 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/85467-st-johns-lambfell-beg-cronk-replacement-garage/documents/1235337*