**Document:** DEC Officer Report **Application:** 20/00742/B — Erection of extension to existing store building to provide a tractor shed **Decision:** Permitted **Decision Date:** 2020-09-18 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/13268-santon-high-bank-extension-outbuilding/documents/998696 --- # DEC Officer Report **Application No.:** 20/00742/B **Applicant:** Mr Malcolm & Mrs Gail Cummings **Proposal:** Erection of extension to existing store building to provide a tractor shed **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:** 10.09.2020 _________________________________________________________________ ## 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. - C 2. The structure hereby approved may be used only for the storage of vehicles and items in association with the maintenance of the site defined in the application. Reason: to reflect the proposed use of the building. ## This application has been recommended for approval for the following reason. Given the siting, size, proportion, scale, finishes and overall design of the proposed works, it is considered they would comply with Environment Policy 1, Environment Policy 2, and General Policy 3 of the Strategic Plan 2016. ## Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers WL/HM/20/1505/1, WL/HM/20/1505/2, WL/HM/20/1505/3, and WL/HM/20/1505/4 all received 10th July 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 extension to existing store building to provide a tractor shed. This building currently houses stores and former stables. 2.2 The extension will project from the west elevation of the store building by 4.5m and will stretch across the entire span of the building measuring 14.6m and would have the same height of the existing building which is 2.8m from the ground level to the eaves and 5m to the top of the ridge. - 2.3 The extension would be finished in painted render while the roof would be covered in natural slate roof to match the features of the existing building (The roof would be a double pitched roof separated by a 2m flat roof section that would stretch to the eaves of the existing building). As well, sectional roller shutter doors measuring 2.8m x 2.4m would be installed on both side elevations. Two windows measuring 1m x 1.3m would be installed either side of the rear access door which would be measure 1m x 2.8m within an indented section of the rear elevation which is 1.4m wide. 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; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; 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 building to which the proposed extension will be added, was approved under 10/00776/B and was subject, inter alia to a condition which required "The approved stables shall remain incidental to the use and enjoyment of the property labelled High Bank on drawing WL/09/1118/3C." The application site has been the subject of a number of other 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 establishes 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. 4.3 A recent application for the erection of a detached summerhouse/garden room with associated flue (PA 20/00515/B) was approved in August 2020. 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 4 August 2020. 5.2 The Santon Commissioners have stated that they have no objection to the application in a letter dated 3 September 2020. ASSESSMENT 6.1 The key consideration here is the visual impact of the proposals on both the building itself and the wider site, along with the character of the local countryside. There is no change of use proposed for the building which is currently used for storage associated with the wider site area. The works would serve to extend the existing storage building, increasing the floor space by about 65.7sqm, and no increase in the height of the pitched roof or the building. These works are considered acceptable in principle as per GP3 due to the current level of building on the site, subject to the assessment of the visual impact. 6.2 From the roadside of Knock Froy Road, the building is visible, although the affected section of the property is not visible from the A5 even if it is only about 250m from the A5 (New Castletown Road); due to the nature of the topography of the area and surrounding vegetation. The site itself is notable for the size of the main building and enclosing buildings which are neatly arranged around a central approach yard which makes it a prominent sight when viewed from the surrounding landscape. The building in question, although forming an integrated unit with the broader site area, is not positioned such that would offer prominent views to the affected elevations. 6.3 More so, the extension would be in keeping with the existing building and its designs and form would ensure it remains subordinate to the store building. It is also noted that the appearance would not detract from the essential character of the buildings on the broader site area. Whilst the extension would be apparent from Knock Froy Road, it is not considered that the extension would be out of keeping with the site itself or the wider countryside given that its siting, finish and scale would ensure it fits seamlessly into the existing site character. In this respect, it is judged that the proposed extension would not adversely affect the character and quality of the surrounding countryside and as such accords with EP1 and EP2. CONCLUSION - 7.1 In summary, the proposal would alter the appearance of the existing store building but not insomuch as to be considered detrimental to the overall character of the site and the surrounding countryside. The proposal is therefore considered acceptable when assessed against the relevant planning policies and is 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: 18.09.2020 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 onlineservices/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/13268-santon-high-bank-extension-outbuilding/documents/998696*