**Document:** DEC Officer Report **Application:** 20/00515/B — Erection of a detached summerhouse / garden room with associated flue **Decision:** Permitted **Decision Date:** 2020-07-21 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/13047-santon-high-bank-knock-froy-road-dwelling/documents/997026 --- # DEC Officer Report **Application No.:** 20/00515/B **Applicant:** Mr Malcolm & Mrs Gail Cummings **Proposal:** Erection of a detached summerhouse / garden room with associated flue **Site Address:** High Bank Knock Froy Road Santon Isle Of Man IM4 1JD **Planning Officer:** Mr Paul Visigah **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 15.07.2020 _________________________________________________________________ ## 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. This application has been recommended for approval for the following reason. Overall and on balance, the application is considered to accord with Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan. Plans/Drawings/Information; This permission relates to Drawing Nos. WL/HM/20/1503/1b, WL/HM/20/1503/2, and WL/HM/20/1503/3, date stamped and received on 19 May 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE 1.1 The application site represents the residential curtilage of High Bank, Knock Froy, Santon, a replacement dwelling with attached garage and a stable block situated to the southwestern side of Knock Froy Road and northeast of Newtown. The property is a large two storey detached dwelling with gable ends on the four elevations. Enclosing this site is a substantial land area which is within the ownership of the applicant. THE PROPOSAL - 2.1 This application seeks approval for the erection of a detached summerhouse/garden room with associated flue. This summerhouse which would be situated south-east of the existing dwelling will measure 4.6m x 5.1m, be 2.4m high from the ground level to the eaves and 4.2m from the ground level to the top of the ridge. 2.2 The summerhouse will have its south elevation, and large sections of its east and west elevation covered in powder coated aluminium framed bifold doorset, while its entire north elevation and sections of the east and west elevations spanning 1m will have walls made of natural stone facing to match the walls on the existing dwelling entrance gateway. - 2.3 A flue will be installed on the northern section of the summerhouse with sections of this stainless steel flue projecting from the roof pane on the north elevation by 1m. The roof will be finished in slate to match existing adjacent dwelling on the site. ## PLANNING POLICY 3.1 The application site is within an area recognised as being an area of "white land" under the Isle of Man Development Order 1982 and also within an area zoned as High Landscape or Coastal Value and Scenic Significance. 3.2 Due to the site location and nature of the proposal the following policies of the Isle of Man Strategic Plan 2016 are relevant for consideration: - 3.3 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: (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; - 3.4 The IOMSP also includes Environment Policies which are relevant: - 3.4.1 Environment Policy 1: "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." - 3.4.2 Environment Policy 2: "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." ## PLANNING HISTORY 4.1 The application site has been the subject of a number of planning applications, the most relevant in the assessment of the current application is PA 09/00278/REM for Reserved Matters application for the erection of a replacement dwelling with integral garaging. 4.2 The site boundary (defined in red) which delimits the curtilage of the dwelling was redefined in the above application to include sections of the area within field 514227 alongside an existing lane which connects the site to Knock Froy Road which links the A5 Castletown Road to the locality. REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'do not oppose' in the letter dated 9 June 2020. 5.2 The Santon Commissioners have stated that they have no objection to the application in a letter dated 8 July 2020. ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the neighbouring properties, the visual impact of the structure, and the impact upon the surrounding countryside. 6.2 Timber sheds and summerhouses in domestic gardens are not unusual with the PDO allowing for the erection of such structures up to 15sq m. The current proposal seeks to erect a summerhouse with a slightly larger footprint that can be permitted within the PDO (23.5sqm) on the position in the rear corner of the garden. Given that the structure would be situated furthest from the road (72m) and around 54m from the nearest neighbours, the proposed summerhouse is not expected to result in any adverse impact on the neighbours or the general character of the area. As well, the installed flue is not considered to impact on the neighbouring dwellings, given the separating distance that has been highlighted. 6.3 Visually, the site is secluded and sits well within the open countryside with some sections of the proposed location screened by the bushes and shrubs that line sections of the abutting Knock Froy Road, although the upper sections of the summerhouse would be visible from vantage points along this highway. Whilst views would be obtainable from the abutting highway, its location at the rear of the existing stable block and enclosed by the Traditional Manx Bank (with a standard height of 1.8m high as stipulated in Planning Circular 1/92) which lines the eastern and southern boundaries of the site, as well as its scale, form and finishing which is sympathetic to the existing entrance gateway would ensure that it ties in with the existing character of the site. Based on the foregoing, it is regarded that the development is visually acceptable. - 6.4 With regard to the Impact on the countryside, this is somewhat linked to the previous paragraphs in that any visual impact is by extension an impact on the countryside. It is also important to establish if any real harm would result with respect to ecological and environmental concerns that could result from the development. It is considered that there would be no impacts on trees nor would the development involve the alteration of the open fields surrounding the site. Therefore, it is considered that that would no impacts on the landscape sufficient to warrant a refusal of the proposal. RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan 2016 and is therefore recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 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 above who should be given Interested Person Status I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 15.07.2020 Determining officer Signed : S CORLETT Sarah Corlett Principal Planner 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/13047-santon-high-bank-knock-froy-road-dwelling/documents/997026*