Erection of a replacement outbuilding to provide garaging and additional ancillary accommodation
Site Address:
Ballig Farm
Glen Mona Loop Road
Glen Mona
Ramsey
Isle Of Man
IM7 1HG
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Planning Committee
THIS PLANNING APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT PROPOSES DEVELOPMENT THAT IS NOT COVERED WITHIN PLANNING POLICY CONTAINED WITHIN THE ISLE OF MAN STRATEGIC PLAN 2007 AND IS RECOMMENDED FOR APPROVAL.
The Application Site
The application site comprises the residential curtilage of Ballig, a property that is located between the Coast Road (A2) and the Glen Mona Loop Road in Maughold. Access to the site is via the Glen Mona Loop Road. A replacement dwelling is currently under construction within the application site.
The Proposal
The proposal comprises the erection of a replacement outbuilding to provide garaging and ancillary accommodation.
The proposed building is positioned on the same footprint of the building proposed to be replaced, and finished floor levels are unchanged from existing to proposed. The proposed building has a basic footprint of 14.4m x 6.6m, an eaves height of 3.1m and a ridge height of 5.7m. As it is partially built into the hillside slope the eaves and ridge heights of the south west elevation are less. The proposal requires the removal of one tree.
The proposed building is externally finished in stone and has a slate roof that is punctuated with six roof lights. It provides a garage and ancillary accommodation, with further storage within the roofspace, for the adjacent dwelling. A covered storage area (log store or similar) is located at the northern end of the building.
For comparison the existing building has a basic footprint of 11.9m x 5.9m, although that does not take an existing lean-to shed into account. Whilst no survey drawings have been submitted that clarify the exact height of the existing building it is reasonable to say, based on previous site visit and examination of submitted photographs, that the height is similar to that of the proposed building.
Planning History
The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
Planning application 11/1007/B sought planning approval for the erection of a replacement dwelling. This previous planning application was approved on the 29th December 2011 and has been subsequently implemented, with work currently in progress on site.
Planning application 12/00153/B sought planning approval for the widening of existing driveway from the Glen Mona Loop Road to the site of the replacement dwelling. This previous planning application was approved on the 3rd April 2012 and has been subsequently implemented, with work currently in progress on site.
Planning Policy
In terms of land use designation the application site is located within wider areas of land that are designated as a) woodland; and b) high landscape or coastal value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are potentially material to the assessment of this current planning application.
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:
(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."
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 overriding 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."
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:
(a) the development would not harm the character and quality of the landscape; or
(b) the location for the development is essential."
Representations
Maughold Parish Commissioners have no objection to the planning application but request that as much of the horse-gin is retained as possible.
The Department of Infrastructure Highways Division do not oppose the planning application, stating they do not consider there to be any traffic management, parking or road safety implications.
The Department of Environment, Food and Agriculture Senior Biodiversity Officer (Zoologist) recommends that a bat survey of the existing building is undertaken, the results of which should be taken into consideration in determining whether to replace the building and if so, the design of the replacement.
Assessment
As stated earlier in this report the application site is not zoned for development under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. In planning terms the application site comprises the residential curtilage of an existing dwelling located within the countryside. Whilst planning policy sets out a general presumption against development in the countryside there are also planning policies that recognise the existence of dwellings in the countryside and allow related development such as the extension of such dwellings. Interestingly, there is no provision within planning policy for detached new build development within such residential curtilages but there has been a general acceptance of such development being appropriate provided it is to a suitable scale to the existing dwelling, for example a detached garage is generally seen as a reasonable expectation for an existing dwelling in the countryside. It is therefore considered that the planning application needs to primarily consider the impact of the proposed building on the rural amenity and the reasonableness of the proposed building.
The replacement dwelling, approved under previous planning application 11/01007/B and currently under construction, does not include any garaging either integrally or detached. During pre-application discussions the applicant indicated that they had initially wanted to use the existing building and looked at its conversion. However, the dimensions and structure of the existing building does not lend itself to conversion to provide what is proposed within this planning application. The overall width of the existing building together with the width of the existing walls prevents viable use as garaging. The basis and need behind the proposed development is readily understandable.
In terms of impact, the site and buildings contained are quite well hidden in the landscape due to general topography and changes in levels between the Coast Road (A2) and the Glen Mona Loop Road. The roof of the existing building is partially visible from distance from the west on the Coast Road (A2). Whilst the increased width of the proposed building means that more roof may be visible it is considered that this increase and its impact on the landscape would be slight. The proposed building is sympathetically designed and should look very similar to the existing building when completed. Whilst a garage could be constructed within the application site under permitted development rights it is considered that such a garage would be more conspicuous within the landscape, and potentially more out of keeping with the rural amenity, than the building proposed by this planning application. The impact of the proposed building is not considered to be significantly greater than that of the existing building, which is entirely appropriate to the rural location of the property. The proposal does not affect private amenity, highway safety or any other obvious material planning consideration.
Following the recommendation from the Department of Environment, Food and Agriculture Senior Biodiversity Officer (Zoologist), a bat survey of the existing building has been undertaken by the Manx Bat Group. This survey found no signs of bats or evidence of use by bats. It is still recommended that a note is attached to any planning approval recommending advice being sought from the Department of Environment, Food and Agriculture if any bats are subsequently found.
As stated earlier in this report, whilst not objecting to the proposed development Maughold Parish Commissioners do request that as much of the horse-gin is retained as possible. This accords with the intentions of the applicant, the submitted drawings specifically state that the horse-gin is to remain and the proposed building does not require its removal. As such, it is
considered that the desire of Maughold Parish Commissioners is already dealt with within the planning application.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Maughold Parish Commissioners; and The Department of Environment, Food and Agriculture Senior Biodiversity Officer (Zoologist).
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division. Miss P NEWTON - SOUTH CAPE, LAYEY - TOO DISTANT FROM SITE
Recommendation
Recommended Decision: Permitted Date of Recommendation: 02.11.2012
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
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 01, 110827/2 rev. A, 1182712, 110827/13 and 110827/14 date stamped the12th September 2012.
N 1. Whilst it is acknowledged that a survey undertaken by the Manx Bat Group found no evidence of bats within the existing building the applicant is recommended to contact the Department of Environment, Food & Agriculture for further advice in the event of bats being subsequently discovered.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
