**Document:** Officer Planning Report June 2008
**Application:** 08/00922/REM — Reserved Matters application for the erection of an agricultural worker's dwelling
**Decision:** Refused
**Decision Date:** 2008-07-04
**Parish:** Malew
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/85597-malew-plot-b-field-432135-orrisdale-reserved-matters/documents/1235533

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# Officer Planning Report June 2008

**Application No.:** ** 08/00922/REM **
**Applicant:** ** Mr & Mrs P Kermode **
**Proposal:** ** Reserved Matters application for the erection of an agricultural worker's dwelling **
**Site Address:** ** Plot B Field 432135 Orrisdale Road Ballasalla Isle Of Man ### Considerations **Case Officer:** Miss S E Corlett **
**Photo Taken:** ** 18.06.2008 **
**Site Visit:** ** 18.06.2008 **
**Expected Decision Level:** ** Planning Committee ### Written Representations ### Consultations **Consulttee:** IOM Water Authority **Notes:** For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49 **Consulttee:** Highways Division **Notes:** Visibility splay of 2.4 metres by 120 metres are required to serve the needs of the development The access drive arrangements shall comprise a turning feature to permit a motor car to turn round within the site, so that the vehicle can emerge from the site in forward gear. The width of the access drive shall permit two motor cars to park alongside each other. Parking arrangements onsite shall comply with the Isle of man Strategic Plan **Consulttee:** Malew Parish Commissioners **Notes:** Object

### Officer’s Report

#### The Site

The site defined in red represents a presently undeveloped piece of land on the northern side of the Orrisdale Road, opposite the farm buildings associated with Orrisdale Farm and to the north west of the farmhouse. The plot has a frontage of 20m to the highway.

The farmland associated with the farm is outlined in blue.

The site of the development lies higher than the road with a bank/hedge with some self-seeded trees therein.

## Planning Status

The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance.

### Planning History

The site has been the subject of a number of applications:
PA 01/1183 - erection of two agricultural buildings - refused on appeal
PA 05/0540 - erection of two agricultural buildings with feed area - permitted
PA 05/2100 - approval in principle for the erection of two agricultural dwellings - permitted on review
There is a contemporaneous application - PA 08/0920 - for the erection of another dwelling alongside the application site.

### The Proposal

Proposed now are the matters reserved from the most recent application. The contemporaneous application proposes the erection of a dormer bungalow, this, however is a two storey property with rear two storey annex. The frontage is 12 m in length, which accords with the proportions of the vernacular design advocated in Planning Circular 3/91 with which the approval in principle requires the reserved matters application to accord, and a width of 6.9 m which is a little wider than the 5.5 m of the traditional cottage, but not significantly so. The overall appearance of the principal elevation is one of a traditional cottage although the front door is not centrally positioned and there are two windows on one side of it and one on the other.

The property will accommodate four bedrooms with two bathrooms on the first floor and kitchen, living and dining rooms on the ground floor with downstairs toilet and utility room.

The is orientated so that the side elevation faces onto the road and slightly angled. The main existing farmhouse is of traditional proportions but with no dominant principal elevation. The site is higher than the road although no levels have been included on the drawing.

Two sycamore trees are to be removed to improve the existing farm lane access which will give access to the new dwellings.

### Representations

Department of Transport Highways and Traffic Division recommends that the development makes provision for a vehicle to turn within the site and that parking spaces are provided as required by the Strategic Plan.

Malew Parish Commissioners raise no objection to this property but do object to the house proposed in PA 08/0922 as they believe that the two properties should be constructed as a pair as they are agricultural dwellings tied to the farm.

Isle of Man Water Authority indicate that the applicants should contact them regarding water supplies to the new development. This is not a material planning consideration and should not be addressed in the planning decision notice.

### Assessment

The proposal accords with the approval in principle insofar as the dwelling is traditionally designed and proportioned with an appropriately sized annex which also complies with the guidance given in Planning Circular 3/91.

Whilst Malew Parish Commissioners indicate that they object to the house, but not the dormer bungalow, they do not indicate why and whilst it is suggested that the properties should be erected as a pair, there is no suggestion in the application that only one will be erected or that they will be erected at different times, and the approval in principle clearly proposed two detached properties. Two parking spaces are available together with space for turning within the site. As such, it is considered that there is no reason to withhold planning permission for this dwelling, subject to information on the existing and proposed levels being provided.

The dwellings will be set back from the road with a substantial hedge between traffic and the dwelling. This, together with additional planting which could be required will mitigate the visual impact of the new buildings. There is a number of dwellings alongside the road: the main farmhouse is visible from the road but softened by existing trees in the roadside hedge.

## Party Status

The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

The Isle of Man Water Authority raise issues associated with the provision of a water supply, which are not material planning considerations and as such the Water Authority should not be afforded party status in this instance.

### Recommendation

Recommended Decision: Permitted

Date of Recommendation: 18.06.2008

### Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 permission relates to the erection of an agricultural worker's dwelling as shown in drawing K/39/3a and K/39/1 both received on 2nd May, 2008.

C 3. The dwelling must be occupied by a person or persons engaged or last engaged solely in agriculture; or a widow or widower of such person, or any resident dependants.

C 4. Prior to the commencement of works, the proposed access, with visibility splays of 2 m by 120 m must be in place and available for use.

C 5. Prior to the commencement of works, there must be approved by the Planning Authority a scheme of landscaping of the site, introducing new trees to replace those lost in order to create the access and to mitigate the impact of the new building as viewed from the road.

C 6. 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 or the occupation of the dwellings, whichever is the sooner. 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.

C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)

Decision Made :  Committee Meeting Date :

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*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/85597-malew-plot-b-field-432135-orrisdale-reserved-matters/documents/1235533*