**Document:** Officer Planning Report Recommendations **Application:** 11/00325/B — Erection of an equipment store **Decision:** Permitted **Decision Date:** 2011-05-27 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/677-andreas-ballacrebbin-cottage-jurby-road-shop/documents/1245034 --- # Officer Planning Report Recommendations ### Considerations [Table omitted in markdown export] [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### Site The application site forms the residential curtilage of Ballacrebbin Cottage, Jurby Road, Andreas which is located on the southern side of the Jurby Road, and southeast of St Judes. Within the curtilage of the site consists a two storey detached property and a single storey detached garage. #### Proposal The application seeks approval for the erection of an equipment store. The proposal would have a width of 5.6 metres a depth of 5.6 metres and a ridge height of 4 metres. The proposal would be constructed of a single skinned blockwork, with the eastern elevation open. The blockwork is proposed to be rendered and painted. The roof would be finished with slate or similar approved roof tiles. The applicant has indicated that they wish the proposal for the storage of all the equipment to maintain a small holding of this nature, of which there is a considerable amount. The equipment is currently stored within the detached garage; however, the proposal would allow the applicant to use the garage for his collection of older machines (motorcycles) which until recently were stored in a shipping container on site (now removed). The proposal would allow the applicant to pursue his hobby, which current he cannot do due to lack of space. ## Department Policies The application site is within an area recognised as being an area of "white land" not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Development Plan Order 1982 - Isle of Man Strategic Plan 20th June 2007 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- ### "General Policy 3: 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(1) 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 planning applications are considered relevant in the assessment and determination of this application: - Erection of sun lounge and porch to rear elevation - 03/01923/B – APPROVED - Extension to approved garage (PA 97/1141) at dwelling under construction - 99/00384/B – APPROVED - Erection of replacement dwelling with garage - 97/01141/B – APPROVED - Demolition of existing cottage and erection of replacement dwelling with garage - 96/01429/B – REFUSED - Approval in principle for demolition of existing and erection of new cottage with garage - 95/01368/A – APPROVED ### Representations **Andreas Parish Commissioners:-** "No objection." **Highways Division:-** "Do not oppose has no adverse traffic management, parking or road safety implications." ## Assessment The starting point is the principle of the development; General Policy 3 indicates exceptions when development would be acceptable within the countryside. The proposal would not fall within the criteria of these exceptions, which was a concern of the previous application. This is not to say permission should be refused automatically; there are certain types of development which take place in the countryside which are not indicated within General Policy 3. This policy indicates the most common form of developments which take place within the countryside, but there are other forms (kennels, catteries etc) of development which are accepted to be ideally positioned within the countryside but not indicated as an exception. Garages, in residential curtilages are generally accepted as a form of ancillary development. The proposal is for the storage of agricultural equipment and equipment which is used to maintained the holding. This equipment current is stored in the detached garage, which the applicant now wishes to use for his personal hobbies (motorcycles). The store in terms of size and design would be appropriate, especially given it is within the residential curtilage of the dwelling. Furthermore, its construction (non-cavity walling) and the open ended east elevation are appropriate for the proposed use. Overall, given the proposed need of the building by the applicant, located directly adjacent to the existing dwelling and within the residential curtilage, it is considered the proposal whilst not strictly applying with General Policy 3, would be an acceptable form of development. ## Recommendation Overall, due to these reasons indicated, it is considered the proposal would comply with Isle of Man Strategic Plan (June 2007) and therefore recommend the application be approved. ## Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- Andreas Parish Commissioners The Department of Transport Highways and Traffic 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: 18.05.2011 ### 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 an equipment store as proposed in the submitted documents which are date-stamped 8th March 2011. C 3. The proposed equipment store building may be used only in association with the main dwelling house "Balla Crebbin Cottage" and for purposes incidental to the use of main dwelling house "Balla Crebbin Cottage" as a single dwelling and for no commercial purposes. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 24/5/11 Signed: _________________________ Jennifer Chance Senior Planning Officer Delete as appropriate Signed: _________________________ Michael Gallagher Director of Planning and Building Control --- *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/677-andreas-ballacrebbin-cottage-jurby-road-shop/documents/1245034*