Loading document...
The application site represents the residential curtilage of The Mount, South Cape, Laxey. The dwelling is a detached Victorian property, located at the junction of New Road and Telephone Exchange Road. The site is accessed from Telephone Exchange Road. There is an existing detached garage within the site. THE PROPOSAL Proposed is the erection of a car port.
The proposed car port would be attached to the existing garage on its north-western elevation, where the up and over garage door is. An existing concrete area would form the base for the car port.
The car port would consist of steel poles supporting an undulating corrugated sheet pitched roof. It would measure 6 metres long by 3.6 metres wide and be 3.5 metres high at its tallest point from the adjacent ground level. The overall height of the car port would be approximately 150mm below the existing garage.
The car port would share the same alignment as the existing garage, so together they would form a covered parking area of 11.2 metres long.
Whilst the application site has been the subject of previous planning applications, it is considered that none of these are specifically material to the assessment of this current planning application.
The application site is located within an area designated as Predominantly Residential Use on the Laxey and Lonan Area Plan Order 2005, Map No. 1. The site is not located within a Conservation Area, but it is immediately to the south of the Laxey Conservation Area, which extends along New Road.
The relevant planning policy from the Laxey and Lonan Area Plan Order 2005 is L/RES/PR/14, which states;
"In the interests of conserving the traditional character and appearance of the area the Department will adopt a flexible approach to the requirement for car parking in association with existing property inasmuch as where it is possible to provide car parking for the use of the building concerned the Department will expect the provision of parking for residents in the case of residential property and staff and customers in the case of commercial property. However, where the provision of car parking would be detrimental to the appearance or character of the area, car parking standards may be relaxed."
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 36.
"Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
The Drainage Division of the Isle of Man Water and Sewerage Authority do not object to the proposal, subject to the condition that no surface water is discharged to any foul drainage system, so as to comply with their requirements and the Sewerage Act 1999.
Laxey Village Commissioners recommend that the application is approved.
No written responses have been received from the general public.
The main issues in the assessment of this planning application are the impact on neighbouring properties, the impact on the surrounding area in general and highway matters.
Impact on neighbouring properties;
The car port would be attached to the property's existing garage and located close to the southwestern boundary of the site. There is an access lane to the rear of this boundary, which is used to reach the neighbouring properties, "Kitsilano" and "Mount View". The garage would not interfere with the access lane, or the visibility when entering or exiting the lane.
At its nearest point, the car port would be over 18 metres to the boundary of the nearest adjacent property, "Kitsilano". Due to the size, design and location of the proposed car port, it is considered that there would be no adverse impacts on neighbouring properties.
Impact on the surrounding area in general;
The north-eastern part of the site which is adjacent to New Road adjoins the Laxey Conservation Area. Environment Policy 36 protects Conservation Areas from inappropriate development outside of, but close to their boundaries.
The proposed car port would be almost agricultural in character, rather than residential. This is because it would have open sides and would be covered with a corrugated sheet pitched roof.
The ground level of the site slopes up from New Road, so that the ground level of the access lane to the rear is 1 metre higher than the ground level of the car port.
Overall, it is felt that due to the size, position and design of the car port, it would be an acceptable addition in this area.
Highway matters;
Vehicles access the site from the existing entrance on Telephone Exchange Road. The garage is accessed through the garage doors on its north-western elevation, which faces towards the road.
There is existing car parking within the site, both in the garage and in between the garage and the road. The car port would not remove any of the existing car parking spaces, or restrict access to the garage.
The Highways Division of the Department of Infrastructure do not object to this application. I agree that the impact of the proposal would be acceptable in terms of highway matters.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
It is considered that the following parties, who submitted comments, should be afforded interested party status: Laxey Village Commissioners It is considered that the following parties, who submitted comments, should not be afforded interested party status:
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Drainage Division of the Isle of Man Water and Sewerage Authority.
Recommended Decision: Permitted Date of Recommendation: 06.07.2011
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 the erection of a car port attached to existing garage, as shown in the Location Plan, in addition to drawing number P/7038/4, date stamped 25 May 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made: Permitted Date: 11 July 2011
Signed: _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: _________________________ Jennifer Chance Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
