Officer Report

Application No.: 17/01334/B Applicant: Mr Dan Jesperson Proposal: Removal of existing garage and erection of double garage Site Address: Garage Rear The Waverly Spaldrick Port Erin Isle of Man IM9 6PD Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.02.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to drawing numbers 17/2646/200, 201 and 202 all date stamped and received 21/12/2017. _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site comprises an existing detached double garage located to the rear of a number of properties which front Spaldrick road and Spaldrick Avenue. The garage is associated to The Waverley an existing end terrace property which fronts Spaldrick road.

1.2 The existing flat roofed open fronted garage is 6.4m x 5.6m. The garage can be access via an existing small lane running beside The Waverley or via a small access lane from Spaldrick Avenue. - 1.3 While The Waverley is located within the proposed Conservation Area of Port Erin, the location of the existing garage falls just outside of this zone. PROPOSAL

2.1 The application seeks for approval for the demolition of the existing garage and its replacement with a new longer, pitched roof double garage. - 2.2 The proposed garage will be 8.6m long and 5.5m wide and will be installed with a garage door on the front facing east elevation. - 2.3 Three roof lights are proposed on the north facing roof slope while solar panels are proposed to be fitted on the south facing roof slope. PLANNING HISTORY

3.1 There are no previous planning applications considered materially relevant in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area designated as Residential on the Area Plan for the South 2013. Aforementioned the site also falls just outside of the proposed Conservation Area.

4.2 Given the nature of the current application the most relevant policies of the IOM Strategic Plan to consider in the assessment of the application are General Policy 2 and Environment Policy 36. - 4.3 General Policy 2: General Policy 2:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

• g) does not affect adversely the amenity of local residents or the character of the locality;
• h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) does not have an unacceptable effect on road safety or traffic flows on the local highways;

• n) is designed having due regard to best practice in reducing energy consumption."

4.4 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."

REPRESENTATIONS

5.1 Port Erin Commissioners indicated on 11/01/2018 that they were in support of the application.

5.2 DOI Highway services commented on the application on 19/01/2018 indicating that the existing garage is accessed via a back street of approximately 3m in width which can accommodate single file traffic. The existing and proposed garages are both size to accommodate two vehicles and that because it is a replacement it should not cause any new highway issues, and therefore Highway Services do not oppose. ASSESSMENT - 6.1 There are two fundamental issues to consider in the assessment of the application; the impact of the proposal on the adjacent proposed Conservation Area and the impact on the proposal on the amenities of the adjacent neighbours.

CONSERVATION AREA 6.2 The application seeks to replace an existing double garage with a flat roof for a new double garage with a pitched roof. The existing garage is unsightly and does not positively contribute to the character of appearance of the area. Although the proposed garage is to be slightly longer than the existing and also taller, its installation is likely to improve the overall appearance of the area and therefore not likely to impact the adjacent Conservation Area.

AMENITIES OF THE NEIGHBOURS

6.3 Visually the proposed garage is to be taller and slightly longer than the existing, while it will be evident from the adjacent properties it is not expected that the development will result in any adverse impacts on their general outlook or visual amenity to warrant a refusal. - 6.4 The garage is to remain in garage use providing off road sheltered parking and an area of general garage storage. No other use is proposed. It is not expected that the garage use will alter or generate any more traffic above the existing and as such unlikely that there will be any adverse impacts on the amenities of the nearest neighbours.

CONCLUSION 7.1 The proposal is considered to respect the site and to have no adverse impacts on the amenities of the neighbours. The proposed garage will replace an existing garage with no alterations or increase traffic expected to the site. The existing garage is of poor visual quality and form and its replacement will set to improve the general character and appearance of the area. The proposed solar panels will help towards reducing energy consumption.

7.2 The application is considered to comply with the provisions set out in General Policy 2 (b), (c) and (g) and Environment Policy 36 of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) 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.

Decision Made : Permitted Date : 22.02.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.