**Document:** DEC Officer Report **Application:** 19/01192/B — Erection of a detached building to provide tractor and maintenance equipment storage **Decision:** Permitted **Decision Date:** 2020-03-06 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/12291-rushen-golf-club-store-detached-building-provide/documents/990087 --- # DEC Officer Report **Application No.:** 19/01192/B **Applicant:** Port St Mary Commissioners **Proposal:** Erection of a detached building to provide tractor and maintenance equipment storage **Site Address:** Site Adjacent Golf Club Store Port St Mary Golf Course Kallow Point Road Port St. Mary Isle Of Man IM9 5EJ Principal Planner: Miss S E Corlett **Photo Taken:** 02.12.2019 **Site Visit:** 02.12.2019 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 24.02.2020 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. - C 2. The building may be used only for the storage of items associated with the maintenance of the open space defined in blue in the application. Reason: an exception is being made on the basis that the building is necessary for the maintenance of the open space alongside the building. - C 3. The building shall be finished in dark green coloured sheeting, a sample of which colour shall be approved by the Department prior to the installation of any external cladding and the development shall be completed in accordance with these details. Reason: to provide an acceptable visual impact. - C 4. Within 56 days of the first use of the building hereby approved the existing building and container on site must be removed and the ground made good through turfing or re-seeding. Reason: the application is for a replacement building and the impact on the outlook from adjacent residential properties has been assessed on this basis. ### This application has been recommended for approval for the following reason. It is considered that the proposed building will not have an adverse impact on either the appearance and character of the area nor the living conditions of those in adjacent property and as such it complies with the provisions of the Strategic Plan, specifically General Policy 2. Plans/Drawings/Information; This decision relates to drawings 000 and 001 both received on 28.10.19, 002A received on 20.12.19 and P6298-01A received on 05.02.20. _______________________________________________________________ ### Interested Person Status – Additional Persons It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): Sonnish-ny-Marrey as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________ Officer’s Report THE SITE 1.1 The site is a roughly square parcel of land which lies at the northern edge of Port St. Mary Golf Course. Immediately to the north west, north, north east and east are residential properties - Sonnish ny Marrey, 15 St. Mary's Road, Thie ny Garee and Linden Cottage. - 1.2 The site accommodates a golf club store with adjacent shipping container. - 1.3 The land slopes gently upward and at the time of the site visit there were various items outside the stone shed which had equipment but an area of open space in which some items could be stored - a trailer, grass cutter, tractor and a number of tractor attachments all sat outside the building on the grass. - 1.4 The southern boundary of Sonnish ny Marrey is formed by a stone wall with hedging above. Thie ny Garree has an extension which comes close to and looks out over the site over the existing stone wall. THE PROPOSAL 2.1 Proposed is the removal of the shipping container and the erection of a new store at right angles to the existing. This will have a footprint of 15m by 7m, a height to eaves of 3.5m and to the ridge 4.4m. The building will be finished in sheeting whose colour is unspecified but the drawings appear to show it being green. Four GRP rooflights are proposed in each pitch. - 2.2 The application is submitted by the local authority and the proposed use of the site is the same as existing - storage for golf course maintenance equipment. - 2.3 Additional plans submitted on 20.12.19 indicate that the existing golf clubhouse is to be demolished as part of the proposed. It also confirms that the ground floor level of the new building will be the same as that of the existing clubhouse and the height of the new building has been lowered to 4m to the ridge. PLANNING POLICY 3.1 The site is designated on the Area Plan for the South adopted in 2013 as Open Space for Particular Purposes (Golf Course). - 3.2 Open Space is protected from development as follows: Recreation Policy 2: "Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances: - (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and - (b) where there would be an overall community gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area." 3.3 The value of recreation and open space is acknowledged in Chapter 10 of the Strategic Plan. - 3.4 The definition of Open Space according to the Strategic Plan is: "Any land, whether enclosed or not, on which there are no buildings or on which not more than 5% is covered with buildings." - 3.5 Development should accord with the general standards of development set out in General Policy 2: "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: - (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; (e) does not affect adversely public views of the sea; - (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan." PLANNING HISTORY 4.1 An extension to the existing store was refused due to the adverse impact on the outlook from and overbearing effect on adjacent residential properties (98/01552/B). REPRESENTATIONS - 5.1 Port St. Mary Commissioners have no objection (02.12.19). 5.2 Highway Services indicate that there is no highway interest in the application (18.11.19). 5.3 The owner of Sonnish-ny-Marrey object to the proposal on the grounds of the height of the new building which will be 0.9m higher than the existing (05.12.19). - 5.4 Following the submission of the objection, the applicant visited the owners of both Sonnishny-Marrey and Thie ny Garree and following the submission of amended plans, no further correspondence has been received. ## ASSESSMENT 6.1 The proposal is for a legitimate purpose in association with the maintenance of the golf course so the principle of additional buildings here is acceptable. The issue is whether the proposed building would have any adverse impact on the outlook or other living conditions of those in adjacent residential property. 6.2 Whilst there were initially concerns from Sonnish-ny-Marrey (in writing) and Thie ny Garree (by telephone), it is understood that these parties have been contacted and amended plans have been submitted clarifying that the existing building will be removed and that the height of the proposed building will be reduced to 4m so that it is 400mm higher than the existing. No further correspondence has been received following the circulation of this new information. 6.3 The existing building is closer to both properties than will be the proposed one, albeit that the proposed building is higher and larger in area. The orientation of both closest properties Thie ny Garree and Linden Cottage, should mean that the proposed building will have less of an impact than does the existing and the lowering of the height should result in minimal impact on the outlook from Sonnish-ny Marrey which sits higher. CONCLUSION - 7.1 It is considered that the proposed building will not have an adverse impact on either the appearance and character of the area nor the living conditions of those in adjacent property and as such it complies with the provisions of the Strategic Plan, specifically General Policy 2. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 05.03.2020 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management ## Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/12291-rushen-golf-club-store-detached-building-provide/documents/990087*