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Application No.: 18/00087/B Applicant: Dandara Homes Ltd Proposal: Erection of dwelling (amendment to PA 15/01308/B) Site Address: 10 Fleshwick Close Ballakilley Rushen Isle Of Man IM9 5NS Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.03.2018 _________________________________________________________________
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.
This decision relates to drawings 2359.71.05, 71.06 and 238.50 all received on 30th January, 2018. _______________________________________________________________
none _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the plot associated with an approved but not yet constructed dwelling within an estate of dwellings and public open space all located on the north western side of Church Road, to the north of Port St. Mary and to the east of Port Erin. The site presently lies within the parish of Rushen.
2.2 The driveway serving the property will be just over 6m wide and 6m long, as shown in the originally approved layout, 15/01308/B. PLANNING POLICY - 3.1 The proposal is for a residential property within an area designated as Proposed Residential on the Area Plan for the South (2013). As such, the general principles of development as set out in General Policy 2 of the Strategic Plan are applicable as set out below:
"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:
3.2 The provisions of the Town and Country Planning (Permitted Development) Order 2012 would allow, once the dwelling were built, the conversion of the garage as is proposed here, where there is a parking area which is a minimum of 6.5m wide by 6m long. This provision can only apply once the dwelling is built and occupied. The applicant clearly wishes to build the dwelling as now proposed. PLANNING HISTORY - 4.1 The estate was approved under 13/000777/B and amended under, inter alia, 15/01308/B. REPRESENTATIONS - 5.1 Highway Services comment as follows:
"The proposal seeks an amendment to the previously approved 15/01308/B planning application for the erection of a dwelling. This application is for permission to replace the approved garage with living accommodation for the new dwelling. The proposed dwelling would have 3 bedrooms, as per the approved dwelling, and therefore the parking demand for the development should remain unchanged as the number of bedrooms would not be increased. 'The Isle of Man Strategic Plan 2016' document requires 2 parking spaces for a new dwelling. The approved single garage space would have internal dimensions of 3m x 5.8m with a 2.3m wide door. This is slightly below the minimum dimensions of 3m x 6m with a 2.4m wide garage door in the 'Manual for Manx Roads' design guide, however it would still be large enough to accommodate a large car. There would be no change to the vehicular access and driveway parking layout, which would be retained at 6m wide and 6.5m in length, to provide 2 spaces. The proposal would therefore result in the loss of a site parking space as 3 spaces would be reduced to 2 spaces. The development would therefore meet the parking standards of 2 spaces despite the loss of the garage space not being ideal. Highway Services do not oppose this application subject to a planning condition for the driveway parking spaces to be provided prior to occupation of the dwelling and maintained unobstructed for parking thereafter (28.02.18).
6.1 The works will not have any adverse impact on highway safety as the spaces which remain in which vehicles may park are more spacious than that to be lost. The visual impact of the changes will be very similar to what could be undertaken without planning approval if the drive were slightly wider so are not objectionable. CONCLUSION - 7.1 The application is considered to accord with the provisions of GP2 are is supported. 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:
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 : 12.03.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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