**Document:** Officer Planning Report Recommendation **Application:** 10/01524/B — Erection of a detached carport **Decision:** Permitted **Decision Date:** 2011-01-21 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/75-andreas-ballakaneen-house-garage/documents/1239028 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of Ballakaneen House, Andreas Road, to the east of Andreas Village. The site includes the house itself and its surrounding wooded gardens, in addition to a large field immediately to the north which has planning permission for the erection of an equestrian facility and ancillary buildings. #### The Proposal Proposed is the erection of a three bay timber carport. The carport would be erected within the gardens, alongside the entrance lane, to the south east of the main house. This area is wooded and all of the trees on the site are Registered. The carport would be located within an existing car parking area, which is surrounded by trees. The carport would have a simple rectangular shape with a pitched roof over. It would measure approximately 8.3 metres long by 5.4 metres wide and its height would be 2.1 metres to the eaves and 3.9 metres to the top of the roof ridge. The frame and cladding would both be constructed from oak and the roof finish would match that of the existing dwelling. The carport would be enclosed on 3 sides, but open on the western elevation. Here there would be vehicular access for 3 cars, separated by vertical timber columns. ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application; 84/00151/B - Permitted Triple Garage. 95/00735/B - Permitted 09/10/95 Alterations and extensions to dwelling and outbuildings with improvements to private road. 98/01368/B - Permitted 01/12/98 Conversion of garage to activity room. 03/02008/B - Permitted 01/04/04 Alterations and extensions to dwelling including new garage block with guest flat over. Condition 3 The external finishes of the extension must match those of the existing building in all respects. 06/00559/R - Permitted 15/06/06 Alterations and extensions to dwelling including new garage block with guest flat over. Condition 2 No facing or roofing materials shall be used other than materials similar to those used on the existing building. 09/02059/B - Permitted 12/05/10 Erection of an equestrian facility and ancillary buildings. Condition 3 The equestrian centre and ancillary buildings may be used only for the keeping of horses and animals and related feed and equipment in association with the occupation of the principal dwelling Ballakaneen House. Condition 5 Prior to the occupation of the equestrian centre and associated buildings, the driveway proposals and yard area are to be completed to allow the required parking/turning provisions to be used. ### Development Plan Policies The application site is located within an area designated as part Private Woodland or Parkland and part White Land, not zoned for development, on the 1982 Development Order. The area specifically subject to this application is zoned as Private Woodland or Parkland. The site is not located within a Conservation Area, or within an Area of High Landscape or Coastal Value and Scenic Significance. The following planning policies from the Isle of Man Strategic Plan 2007 are considered relevant to this current application; Environment Policy 1; 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. Environment Policy 3; Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value. CONSULTATIONS The Department of Infrastructure Highways Division do not oppose this application, as there are no traffic management, parking or road safety implications. Andreas Parish Commissioners have no objection to the proposal. I consulted with the Forester for the area from the Forestry, Amenity and Lands Directorate of the Department of Environment, Food and Agriculture. The Forester confirmed that he has no objection to the proposal and that the development would have very little effect on the adjacent trees. He suspects that a small degree of pruning may be required to the lower limbs, but this would have no detrimental result. ## Representations No written responses have been received from the general public. ### Assessment The main issues in this application are the impact of the proposal on the countryside and the impact on the trees on the site. Impact on the countryside; There are many trees on the site. It is considered that these trees would help to screen the proposed carport from public views and greatly reduce its impact on the countryside. The carport would be located within the garden of a dwelling, near to the main house, so it is considered that it would not be an isolated structure in the countryside. The building would largely be constructed from timber, which would help it to blend in with the surrounding trees. It would not be a significant size, so there are no concerns that it could be converted to a separate dwelling in the future. Impact on the trees; All of the trees within the site are Registered, so any works to them requires specific written permission from DEFA. The original plans which were submitted failed to show the presence of trees within the site, but following discussions with the agent, amended plans were submitted with an accurate tree survey. The agent states that none of the trees are to be felled. The Forester for the area has viewed the amended plans and visited the site. He states that he has no objection to the proposal and the only affect on the adjacent trees might be some remedial pruning to the lower limbs, which would have no detrimental results. I accept the Forester's views that the proposal would not detrimentally affect the adjacent trees. A timber carport would not require substantial foundations or service trenches to be excavated and the structure would be erected on an existing car parking area. ### Recommendation For the above reasons, this proposal is considered to be acceptable and is recommended for approval. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. The Forestry, Amenity and Lands Directorate of the Department of Environment, Food and Agriculture should be afforded party status. The site is designated as Private Woodland or Parkland, so all of the trees are Registered and no work of any kind can be undertaken to the trees without written approval from DEFA. The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 14.01.2011 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - C : Conditions for approval - N : Notes attached to conditions - R : Reasons for refusal - O : 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 detached carport, as shown in drawing numbers SC1168/P/10-01 Rev. B and SC1168/P/10-10 Rev. A, date stamped 22 November 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made:** Permitted **Date:** 22 January 2011 **Signed:** __________________________ Senior Planning Officer --- *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/75-andreas-ballakaneen-house-garage/documents/1239028*