**Document:** Officer Planning Report **Application:** 08/01895/B — Erection of garage and workshop **Decision:** Refused **Decision Date:** 2009-02-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86497-braddan-ballig-west-baldwin-garage/documents/1534000 --- # Officer Planning Report ## 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] [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 garage and workshop on 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. Based on site visit it would appear that works to convert the buildings has been commenced but are not currently progressing. #### Representations Braddan Parish Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. The Department of Agriculture, Fisheries and Forestry’s Inland Fisheries Manager 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 three policies that are considered specifically material to the assessment of this current planning application: ### General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ### 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 approval for the erection of a garage and workshop building on the application site. The proposed building, which is shown on the submitted drawing as being built into the natural slope of the application site, is two storey at its front elevation and single storey at its rear elevation. The basic footprint of the building measures and the ridge height of the front elevation from ground level measures . Having viewed the application site it is concluded that the size of the proposed building is excessive. Whilst there may be reasonable expectation to provide garaging and general machinery storage in association with the conversion of the adjacent buildings into residential accommodation the provision of a large two storey building is not appropriately subservient. The proposed building occupies a relatively prominent position within its rural location and its size would result in unacceptable harm to the amenity of the area. Without prejudice to any subsequent planning application it is considered that a single storey building top provide garaging and general machinery storage may be acceptable. Although the submitted drawing does not show the position of existing trees within the application site it is evident from site visit that the proposed development will affect a number of existing trees. Indeed, it would appear likely that a number of these trees will have to be removed as a result of the proposed development. Irrespective of the issue of the size of the proposed building, the failure to show the existing and potentially affected trees on the submitted drawing is additional reason for refusal of the planning application. It is recommended that the planning application be refused. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Braddan Parish Commissioners; and The Department of Transport Highways Division. It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The Department of Agriculture, Fisheries and Forestry’s Inland Fisheries Manager. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Refused Date: 19/2/09 Signed: DBryA Senior Planning Officer [Table omitted in markdown export] --- *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/86497-braddan-ballig-west-baldwin-garage/documents/1534000*