Loading document...
Case Officer: Mr Chris Balmer Photo Taken: 29.01.2013 Site Visit: 29.01.2013 Expected Decision Level: Officer Delegation
1.1 The application site forms the curtilage of Fo-Glion, Glen Rushen Road, Glen Maye which is a detached property located on the southwest side of Glen Rushen Road and southeast of Glen Maye. Within the curtilage exists a detached garage block which provides space for two vehicles at ground floor level and an office space within the roof space, which is accessed via an external staircase. It was also noted when visiting the site that a timber bridge had been constructed which gives direct access from the Glen Rushen Road to the upper floor of the garage. This bridge does not have planning approval.
2.1 The application seeks approval for the erection of a timber access bridge to replace existing (retrospective). The existing bridge runs from a area of existing layby along the Glen Rushen Road across to a recently construed staircase which was formed when the detached garage was constructed. The applicants have indicated that the bridge will enable better access for oil deliveries.
3.1 The application site is within an area recognised as being an area of "High Landscape or Coastal Value and Scenic Significance" not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area.
3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
3.3 Environmental 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 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
| Application No.: | 13/00014/B |
| Applicant: | Mr Stuart Blackley |
| Proposal: | Erection of a timber access bridge to replace existing (retrospective) |
| Site Address: | Fo-Glion |
| Glen Rushen Road | |
| Glen Maye | |
| Isle Of Man | |
| IM5 3BA |
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:
3.5 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:
4.1 The following planning applications are considered relevant in the assessment and determination of this application: 4.2 Additional use of office space above garage as tourist living accommodation 12/00619/C - REFUSED at appeal 4.3 Conversion of existing garage to provide additional living accommodation and erection of a detached garage with a room over - 10/01001/B - APPROVED 4.4 Erection of a detached garage with ancillary living accommodation above - 09/00845/B - REFUSED at appeal on the following grounds:- "1. The proposed detached garage with first floor living accommodation above would, by reason of its size, siting and design create the impression that an additional dwelling has been constructed in this rural location recognised as being of High Landscape Value and Scenic Significance, contrary to established policies which seek to protect the character of the countryside for its own sake. 2. Notwithstanding the policy objection to the principle of the proposed development, the design of the garage with accommodation above is considered to be inappropriate to the rural location and as such would appear visually incongruous within the surrounding landscape."
5.1 Patrick Commissioners have no objection to the proposal.
6.1 The main issue with the proposal is whether the bridge results in a adverse visual impact upon the countryside, which is designated as being an area of High Landscape or Coastal Value and Scenic Significance.
6.2 The bridge is timber in construction and is apparent when travelling along the Glen Rushen Road, albeit only when immediately adjacent and such views are limited by landscaping which is in place around the vicinity of the bridge. 6.3 Overall, it is considered the structure does not harm the character and quality of the landscape and therefore acceptable.
7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved.
8.1 The local authority Patrick Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 05.02.2013
Recommendation:
C 1. This approval relates to the erection of a timber access bridge to replace existing (retrospective) as proposed in the submitted documents and drawings 129671 REV B and 12 9672 received on 8th January 2013 and 7th Febuary 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate)
Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
View as Markdown