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Application No.: 19/01145/B Applicant: Mr & Mrs Jonathan Field Proposal: Alterations to vehicle access and parking area, erection of garden shed and garden room (retrospective) Site Address: Corvally Barn Bollyn Road Ballaugh Isle Of Man IM7 5AY Principal Planner: Mr Chris Balmer Photo Taken: 26.11.2019 Site Visit: 26.11.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.12.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: In the interest of Highway safety to ensure the approved visibility splays are provided and retained.
Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
This approval relates to the submitted documents and drawings reference numbers 16 1201 1R & 16 1201 9R received on 14th October 2019 and 16 1201 8R received on 16th December 2019.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following persons 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):
Sleepy Hollow, The Cronk, Ballaugh as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________
1.0 THE SITE - 1.1 The site represents the curtilage of Corvalley Barn which is a detached single and two storey building located within The Cronk to the north of Ballaugh Village. The site is located on the eastern side of the Bollyn Road and is west of the Cronk Road. The building has recently been converted into a single dwelling, which included the removal of Permitted Development rights. - 1.2 The barn runs immediately adjacent and parallel with the Bollyn Road, with its entire west elevation facing directly onto the road, with only a narrow section of grass verge separating it with the highway. - 1.3 Currently there are two access points, one to the northern gable end of the barn close to the Cronk bridge and the second is a narrow access to the southern gable end wall of the barn which is not used.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations to vehicle access and parking area, erection of garden shed and garden room (retrospective).
3.0 PLANNING POLICY AND STATUS - 3.1 The application site is within an area designated as High Landscape or Coastal Value and Scenic Significance and partially within an area of woodland, not designated for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. - 3.2 Due to the land use designation of the site and the type of development proposed, the following policies of the Strategic Plan are relevant to consider:
3.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
3.4 Environment Policy 1 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." - 3.5 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:
3.7 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 4.0 PLANNING HISTORY
4.1 The previous planning applications on the application site is considered relevant in the assessment and determination of this application: - 4.2 Alteration and extension to redundant barn to create a residential dwelling 16/01358/B - APPROVED with the following conditions attached:
"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.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety."
For the avoidance of doubt, with the exception of the walls highlighted in red on drawing 16 1201 9 NO further permission is hereby granted for any other part of the building to be rebuilt, even in identical form, if any part of it is demolished or falls down."
5.1 Highway Services made the following initial comments (12.12.2019): "The proposals are considered acceptable therefore please attach the following condition The access serving the site shall be surfaced sealed and drained for at least 5.0m from the carriageway edge in order to avoid the migration of gravel onto the public highway. Reason : in the interest of highway safety.
Please also attach a section 109A application to ascertain the correct construction of the new access arrangements.
Recommendation: DNOC"
"The 2016 application and the subsequent highway response both predated the current Manual for Manx Roads which states a standard for driveway surfacing. Nonetheless, I think that the proposed retained gravel system will provide a stable surface and would be acceptable.
The updated landscaping plan that proposes the low growing shrubs is also acceptable."
5.2 The owner/occupier of Sleepy Hollow, The Cronk, Ballaugh (06.11.2019) made the following summarised comments: No objection to summerhouse; have concerns of the parking of a camper van permanently parked in the manoeuvring area and ignores Conditions 2 & 3 of the original approval, resulting in a highway safety issues to horse riders, pedestrians and cyclists; applicants could park the campervan to the rear of their property but the occupants do not want to affect their outlook; and could be parked where the summerhouse is located. - 6.0 ASSESSMENT
6.1 The main considerations are the potential impacts upon the visual amenities of the countryside and secondly whether the access arrangements are acceptable from a highway safety standpoint.
The potential impacts upon the visual amnesties of the countryside 6.2 The main works to potential affect the amenities of the site are the "Store Shed" and "Garden Room", the latter being located where an original stone outbuilding was sited. In terms of the visual impacts both aspects look domestic in appearance within the rear garden of the property. They are no especially apparent from public views, with only fleeting views when immediately passing either access of the site. Accordingly, it is considered the proposals are acceptable and would not adversely affect the countryside or harm the character and quality of the landscape and therefore comply with EP 1 & 2.
Access arrangements
6.3 The original scheme of the barn conversion includes a section to the southern part of the new access including a grassed area which projected outwards from the northern gable end wall of the barn (now dwelling). This was essentially to push vehicles away from the barn and enable the required visibility splays, especially to the left. The new application didn't not propose a grassed area or a landscaped are which clearly demarked the area in question. Accordingly, discussions where had and a new plan was provided which showed two rows of
shrubs would be planted (Blush Pink) which grew to a height of 1m and a width of 1m each. Accordingly, this was shown to Highway Services who have confirmed thy have no objection.
6.4 In terms of the applicants parking a camper van, it first should be noted that the new proposed parking/turning area is greater in area than the original application, which had a larger rear garden. The new parking area extends further into the rear garden of the site. It is understood the existing campervan parks to the southeast of the "garden shed" and northwest of the "store shed" as shown on drawing 16 1201 8R (received on 16th Dec 2019). Accordingly, vehicles now parking in the new area are able to park and turn whether the camper van is parked in the above area or not. Further the camper van does not affect visibility (especially to the right) when existing the site. Accordingly, while the concerns of the neighbour are noted and that under the original application the applicants may have been in breach of their conditions; it is considered the current scheme would overcome this concern. - 7.0 RECOMMENDATION
7.1 Overall, it is considered the proposal would comply with General Policy 3, Environment Policies 1 & 2 and Transport Policy 4 of the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
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 : 18.12.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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