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Application No.: 16/00367/B Applicant: Mr Mike & Mrs Ann Atkinson Proposal: Erection of a detached garage with ancillary living accommodation above on footprint previously approved under PA 15/00827/B Site Address: Sea View Oak Hill Port Soderick Isle Of Man IM4 1AT Case Officer : Miss S E Corlett Photo Taken: 14.04.2016 Site Visit: 14.04.2016 Expected Decision Level: Planning Committee
1.1 The site is the residential curtilage of Sea View, a detached two storey house which has been extended over time. The property has its access from a lane to the east which leads onto the Old Castletown Road (A25). - 1.2 The site has permission for the erection of a detached garage for which the base slab is in place but there is no visible sign of construction of walling (see Planning History). - 1.3 The house is visible from the public highway and there is a view into the site from the driveway which is off the lane which is not a public thoroughfare. THE PROPOSAL
2.1 Proposed is the amendment of the garage as approved to provide a self-contained unit in the roofspace. The previous application, PA 15/00827/B was initially considered on the basis of the construction of a two storey garage building with accommodation above and discussion with the Planning Officer and a recommendation for refusal led to that scheme being amended to propose a single storey garage with storage above. The applicant would like to be able to accommodate a parent-in-law who would benefit from living close to her relations but neither party would wish to be living with the other. The applicant's mother is 90 but currently fit and healthy and enjoys an independent lifestyle but would like to like in a more appropriately sized dwelling than her current four bedroomed house, adjacent to her son and daughter-in-law so that help would be available if needed. - 2.2 The applicants were advised in pre-application discussions to ensure that any proposal did not result in an obvious second storey of accommodation and to try to avoid the raising of the eaves level such that the proportions of the building would be distorted. The applicant has heeded this advice and proposes to raise the eaves by 0.65m and the lowering of the roof pitch from 45 degrees to 35 degrees and provision of an overhang on the eaves all of which combine to reduce the impact of the changes to provide accommodation in the roof. The ridge level remains as approved and the front of the garage is now to be finished in stone whereas as approved the building was to be finished in painted render to match the house.
2.3 The accommodation to be provided will be two bedrooms, a bathroom kitchen/dining/living space. PLANNING POLICY
3.1 The site lies within an area designated on the Braddan Local Plan of 1991 as Open Space/Agricultural. As such there is a presumption against development as set out in General Policy 3 of the Strategic Plan. The proposed development does not accord with any of the exceptions to this presumption although there is a provision within the Permitted Development Order, and a general acceptance that garaging associated with housing is not unreasonable. In this case planning approval has already been approved and development commenced upon a garage which could accommodate three dwellings together with storage space above accessed through a pull down ladder and access hatch. - 3.2 The Strategic Plan generally presumes against the creation of new dwellings as set out in the Strategic Aim, Strategic Policies 2 and 10, Spatial Policy 5 and Housing Policy 4. PLANNING HISTORY
4.1 The dwelling has been extended under PAs 89/01704/B, 90/00592/B, 97/01233/B, 00/02366/B and 15/00827/B and a detached garage approved under PAs 02/01123/B, 02/01975/B and 15/00827/B. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services and Braddan Parish Commissioners indicate that they do not oppose the application (07.04.16 and 19.04.16). ASSESSMENT - 6.1 The issue in this case is whether the alterations to the proposed building would create any harm and whether the inclusion of residential accommodation is acceptable, having regard to the policies against residential development in the countryside.
6.2 The physical changes to the building are considered insignificant and in terms of the application of stonework, an improvement. The inclusion of dormers adds to the visibility of the building but its location behind the main house result in it being screened from public view. As such, it is not considered that there will be any adverse visual impact from the proposal. - 6.3 The new accommodation will be around 57 sq m which would provide permanent living accommodation for 2 persons or tourist accommodation for up to 5 persons in accordance with the Housing (Standards) Regulations 2013. The floor area of the building is established more by the approval granted for the garage than by a specific design at this stage for a building with accommodation above. If the garage were being proposed afresh with living accommodation above, it perhaps may have been the case that the officers may have tried to reduce the size of the building such that the upper floor accommodation was below that which could be occupied permanently. As it is, the building is of the dimensions that it is and what is now proposed will not significantly change the size, height or impact of the building. - 6.4 The building is close to and far smaller than the main house and as such, it is very unlikely that it would be severed from the main house should the current need not materialise as its separate occupation would adversely affect the occupants' living conditions and value of the main house.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Supplementary Report
8.1 At the meeting held on the 23rd May 2016, it was noted that the report contained two errors, the first in paragraph 2.3 where the report indicates two bedrooms were proposed, where in fact only one bedroom was proposed and in the final sentence of paragraph 3.1, where the word dwellings should read vehicles.
Recommendation Recommended Decision: Permitted Date of Recommendation: 06.05.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: to prevent the development contravening the Strategic Plan policies which presume against the introduction of new residential dwellings in the countryside.
This approval relates to drawings 140/001b, 140/005 and 140/006 all received on 24th March, 2016.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Approved Committee Meeting Date: 23.05.2016
Signed : S E Corlett Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See supplementary report above
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