DEC Officer Report

Application No.: 23/00897/B Applicant: Mr & Mrs Osborn Proposal: Replace existing garage door in detached garage with new uPVC door and glazing. Site Address: Kionlough House Kionlough Lane Bride Isle Of Man IM7 4AG Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.11.2023

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. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.

This application has been recommended for approval for the following reason.

It is considered that the proposal would have no adverse impacts upon public or private amenities, or result in adverse impacts on the existing dwelling or visual amenities of the surrounding countryside. Accordingly, the proposal complies with Housing Policy 15, Environment Policy 2, General Policy 2, and Transport Policy 7 of the IOMSP 2016.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings received on 7 August 2023.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the residential curtilage of the dwelling Kionlough House, Kionlough Lane, Bride, which is a two storey detached traditional dwelling located on the western side of the Kionlough Lane, which is off the A10 (Bride Road). The site is north of the Dog Mills. - 1.2 There is an existing detached pitch roofed garage situated northwest of the existing dwelling on site. The garage has a lean-to extension to the rear.

2.0 THE PROPOSAL - 2.1 Planning approval is sought to replace existing garage door in detached garage with new uPVC door and glazing. - 2.2 The works would involve the removal of the existing garage door on the garage and its replacement with new white uPVC door and glazing to replace existing garage door. There would be no changes to the size of the aperture with the new door and fixed side lights measuring approximately 2m x 1.9m fitting into the existing aperture. - 2.3 The applicants have provided additional information on the application form which states that the existing garage is currently used as a store / outhouse by the applicant. They further note that the existing drive provides two parking spaces within the curtilage of the property as indicated on the site plan. The state that the existing garage is small by modern standards and therefore is no longer suitable to accommodate modern, larger vehicles. - 2.4 The site has access to two parking spaces within the curtilage.

- 3.0 PLANNING POLICY

3.1 The site lies within an Area of High Landscape or Coastal Value and Scenic Significance, which is land not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area or prone to flood risks. - 3.2 Given the nature of the proposal is it most relevant to have regard to Housing Policy 15 which guides extensions and alterations to traditional properties in the countryside. Environment Policy 2 which offers guidance for development within AHLV's (Area of High Landscape or Coastal Value and Scenic Significance) is also relevant for consideration. General Policy 2 which details 'development control' considerations for planning applications is also relevant for consideration given that the site has an established residential use. - 3.3 Other relevant policies within the Strategic Plan are Transport Policy 7 (and Appendix 7) and Strategic Policy 3. - 3.4 The Residential Design Guide (July 2021) provides further guidance as other material considerations on matters related to impacts on neighbours, sustainable construction, local distinctiveness, and general considerations for householder extensions/alterations on residential properties is also relevant for consideration.

- 4.0 PLANNING HISTORY

4.1 There are no previous planning applications which are considered relevant in the determination of this application. - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Highway Services confirms that they find the proposal to have no significant negative impact upon highway safety, network functionality and /or parking (11 August 2023).

5.2 No comments have been received from the Bride Parish Commissioners and neighbours. - 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are;

• a. The impact of the proposed development on the character and appearance of the existing dwelling and on the surrounding area (HP16, GP 2 & STP 3); and
• b. Impact Parking and Highway Safety (GP2 & TP7).

6.2 Character and Appearance

• 6.2.1 The application site sits within its own grounds, with much of the curtilage laid to lawn or mature trees, with the proposed works not resulting in any changes to the site layout. The works which would be only centred on the existing garage would result in the installation of a new door and side lights which is not expected to considerably alter the proportion, form and appearance of the existing garage. In fact, the proposed door and side lights would fit with the appearance of this building and as such is considered to respect the proportion, form and appearance of the existing dwelling on site.

• (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.

• 6.2.2 Similarly, the proposal would still retain the space for use in conjunction with the use of the house and facilitate the ancillary use of the building which is no longer suitable for use as a garage given its length which is less than the stipulated dimensions for use as a garage being only 4.1m long when measured internally. Whilst the proposed works would be visible from the access lane which serves the dwelling, the alterations to the garage door to a single door with side lights would not look out of character with the dwellinghouse and as such is considered to be in keeping with the existing site character. Likewise, the proposed alterations would result in harm to the character and quality of the surrounding landscape, given the nature of the proposed works.
• 6.2.3 Therefore, it is considered that the requirements of Housing Policy 15, Environment Policy 2, and General Policy 2 are met with the current proposal.

6.3 Parking and Highway Safety Impacts

• 6.3.1 In terms of potential impacts on parking and its associated highway safety concerns, there is adequate hard standing and parking at the front of the house to allow for two cars parked comfortably within the site. As such, the loss of the garage (which is not suitable for parking), will not create parking or highway safety concerns for the site and area.
• 7.0 CONCLUSION

7.1 Overall, the proposal would have no adverse impacts upon public or private amenities, or result in adverse impacts on the existing dwelling or visual amenities of the surrounding countryside. Accordingly, the proposal complies with Housing Policy 15, Environment Policy 2, General Policy 2, and Transport Policy 7 of the IOMSP 2016. The application is, therefore, recommended for an approval.

- 8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 21.11.2023 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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