**Document:** Officer Planning Report 08/00730/B **Application:** 08/00730/B — Erection of detached garage with store / games room above **Decision:** Refused **Decision Date:** 2008-07-28 **Parish:** Marown **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85368-marown-nab-top-road-garage/documents/1567731 --- # Officer Planning Report 08/00730/B ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### The Site The application site represents the curtilage of The Nab Farm, Top Road Crosby, Marown. The site is set back approximately 220 metres to the north of the Top Road with the main house having mature trees planted to its immediate boundary. There is an existing double garage situated to the north east of the main house with a substantial hardstanding linking the house to the garage. #### Planning Status The application site is located within an area identified as being High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application: Environmental Policy 1, which states: "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." Environmental Policy 11, which states: "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 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." Environmental Policy 15, which states: "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape." ### Planning History The site has been the subject of several previous planning applications, the following of which are considered relevant in the assessment and determination of this application: PA96/00506/B sought approval for alterations and extensions to the dwelling. This was permitted 7th August 1996. PA97/01717/B sought approval for alterations and extensions to the dwelling. This was approved 4th March 1998. PA99/01902/B sought approval for the creation of a new entrance driveway. This was refused at appeal 13th November 2000. PA00/01224/B sought approval for the erection of an indoor equestrian centre. This was refused at appeal 11th February 2002. PA01/00629/B sought approval for the creation of a new vehicular access and driveway. This was permitted 2nd October 2001. PA06/00439/B sought approval for the erection of a garden store. This was approved 8th May 2006. PA07/00909/B sought approval for the replacement of the existing flat roof over the attached garage with a pitch roof incorporating additional living accommodation. This was permitted 25th July 2007. ### Representations The Department of Transport Highways Division does not object to this application. Marown Parish Commissioners do not object to this application. The Isle of Man Fire and Rescue Service has commented on this application in relation to Building Control issues. We have received no privately written representations in relation to this planning application. ### The Proposal This application seeks approval for the construction of a detached garage with store/games room above. The proposed garage would be located to the immediate west of the existing detached garage and would be finished with Manx stonework and a natural slate roof. The building would be set into the land to the rear requiring a retaining wall to be constructed. There would be four garage door openings to the ground floor front elevation with four timber framed windows at first floor level. To the rear, the building would appear as single storey and would have a door and three windows. An internal staircase would provide access to the upper floor from the garage. The building would measure approximately 14m by 8m with a height of approximately 8 metres and would provide a floor area of 224sq m. The applicant indicates that the building would allow the removal of an unsightly steel container currently used for storage. ### Assessment The proposed development must be assessed with regard to relevant planning policies aimed at protecting the Manx countryside from development. As such, the provisions set out with Environmental Policy 11 must be considered. The proposal would not represent one of the exceptional circumstances set out within Environmental Policy 11. However it is considered appropriate to assess the application further. The proposed building would have an attractive appearance having traditional apertures and using materials associated with vernacular stone barns located across the Island. However, notwithstanding the appropriateness of the design of the building, it remains that the proposed structure would represent a large detached building not dissimilar in terms of size and associated impact to a new dwelling. It is considered that the principle of a further domestic garage/store may be acceptable however this could be achieved by constructing a single storey building. The inclusion of an upper floor to be used as further storage or a "games room" seems to lack any justification to warrant the setting aside of established policies relating to development in the countryside. If an agricultural store is required then this would be expected to be constructed from materials appropriate to its use and again the inclusion of an upper floor would seem unjustified. In the appeal report relating to planning application 07/01544/B, which sought approval for the demolition of the existing single garage and erection of a double garage with office/store above, Rhenny Bungalow, Rhenny Mooar Lane, Greeba, the appointed inspector concluded in Paragraph 13 that “There is no objection in principle to the appellant replacing the existing garage with a larger one and I note that the tolerances of Schedule 1, Part 2 of the 2005 Permitted Development Order are reasonably generous as to the size of private garages for which planning approval is granted under article 2 (1) of the order. However the proposed garage exceeds these tolerances by a significant margin. I agree with the planning committee that the proposed garage would be excessive and unduly prominent.” It is considered that as either a domestic garage or an agricultural store, the proposed building would be excessive in terms of its size and particularly its height. The need to store equipment, either domestic or agricultural does not justify the creation of a building that would have the appearance and associated impact of a new dwelling in the countryside. ### Recommendation It is recommended that the application be refused. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of Transport Highways. - Marown Parish Commissioners. Accordingly the following parties are not granted Interested Party Status: - The Isle of Man Fire and Rescue Service. ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 26.06.2008 ### 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** ## **R 1.** Whilst the proposed garage/store building with accommodation above would have a generally attractive appearance, it would be excessive in size and height and would have an appearance not dissimilar to a dwelling. The proposal fails to satisfy the criteria set out by General Policy 3 and as such does not represent an exception to the presumption against development in the countryside. It is not considered that the proposed upper floor is justified so as to warrant the setting aside of policies aimed at protecting the Manx countryside from inappropriate development. Decision Made : PeeViso Committee Meeting Date : 24/7/2008 Decision Made : PeeViso Committee Meeting Date : 24/7/2008 26 June 2008 26 June 2008 --- *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/85368-marown-nab-top-road-garage/documents/1567731*