**Document:** Officer Planning Report **Application:** 11/00179/B — Erection of a detached garage **Decision:** Permitted **Decision Date:** 2011-04-28 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/531-braddan-ballig-barn-west-baldwin-garage/documents/1243554 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer's Report THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises land located on the western side of the West Baldwin Road in Braddan. The proposed development comprises the erection of a detached garage within the application site. ### Planning History The application site has been the subject of a number of previous planning applications and has valid planning approval for the conversion of the existing buildings into residential accommodation. Works to convert the buildings have been commenced. There have been two previous planning applications (08/01895/B and 09/00538/B) for a garage and workshop building within the application site. Both of these were refused on the basis of excessive size and insufficient detail within the planning applications. ### Representations Braddan Parish Commissioners have no objections to the planning application. The Department of Infrastructure Highways Division do not oppose the planning application. The owner and/or occupant of 33 Ballaquark, which is located in Douglas, expresses an interest in the planning application. ### Planning Policy In terms of land use designation, due to differences in scale it is somewhat difficult to precisely locate the application site on the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. However, using the ordnance survey gridlines as a reference point it is concluded that the application site is located within land that is designated as wood under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. Planning Circular 6/91, the written statement that accompanies the local plan, contains one policy that is considered specifically material to the assessment of the planning application. Policy 13.3 states: "The rural areas of Braddan Parish District will be designated as being of high landscape value. As part of this policy it is essential that the important tree groups and woodland within the parish be subject to a maintenance and management scheme that will include underplanting as and when necessary." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application: **Environment Policy 2 states:** "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." **Environment Policy 3 states:** "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." ### Assessment The planning application seeks planning approval for the erection of a garage within the application site. The proposed building is located adjacent to the barn building and is part set into the natural slope found on site. Issues such as levels and trees have been clarified with the applicant. Whilst the proposal does result in the removal of one tree it has been demonstrated that there is a valid licence to fell this tree. The proposed building is significantly smaller than those previously refused and does not raise the same concerns over visual impact in the countryside. It is considered reasonable to expect garaging with the residential development subject to it being of an appropriately subordinate scale. In this instance the proposal is considered to be of a suitable scale. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application should be afforded interested party status: Braddan Parish Commissioners. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division; and The owner and/or occupant of 33 Ballaquark. [Table omitted in markdown export] 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 drawing no. Ballig garage 11/01 date stamped the 18th April 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 26/4/11 Signed : [Signature] 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/531-braddan-ballig-barn-west-baldwin-garage/documents/1243554*