Planning Officer Report

Officer's Report

Application No.:	11/01768/B
Applicant:	Mr John Atkinson
Proposal:	Erection of a replacement garage / store to dwelling
Site Address:	131 Friary Park Road Ballabeg Castletown Isle Of Man IM9 4EY
Case Officer:	Mr Jamie Leadbeater
Photo Taken:	05.01.2012
Site Visit:	05.01.2012
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is the residential curtilage of a detached, single storey dwelling on Friary Park Road, Ballabeg, Arbory. The dwelling on the site overlooks the residential highway from the front elevation, and dwellings beyond it. The dwelling on the site is finished in pebbledash and has a dark concrete tiled pitched roof with a single chimney stack. The dwelling on the site has a curved bricked driveway at the front of the property with garden space at the front and rear.

1. A detached garage is located to the side and rear of the dwelling on the site, which lies adjacent to the side boundary with the neighbouring dwelling. The garage is 2.8 metres high and is 3.2 metres wide and is set back 9.5 metres from the front elevation of the dwelling. The garage is accessed by a bricked surface driveway, which runs 21 metres from the residential highway, at its shortest point.

1. The garage has a white garage door to the front elevation with a door and window on the side elevation facing the rear garden space and a window on its rear elevation. It has a pebbledash finish and a flat grey felt roof. The adjacent property has a garage very close to the mutual boundary, which is not shown on the submitted drawings.

The Proposal

1. The proposal is the erection of a replacement garage and store to dwelling. The existing garage is to be demolished and replaced by a similar building which will be 3 metres high, 3.4 metres wide, and 9.4 metres long to contain a garage at the front and a store at the rear. The new garage will be closer to the boundary - now less than 0.05m and part of the existing fence will be removed as a result. We have now received confirmation from the neighbour that they are aware of the proposal and its proximity to the boundary, and are happy with that.

1. The garage space will have vehicular access from the front elevation via white garage door and will also be accessible via a doorway on the side elevation facing the rear garden space. The store will be accessed via a separate doorway on the side elevation facing the rear garden space also. The rear elevation and north-west side elevation, facing the neighbouring property, will be featureless.

1. The proposed building will be finished in pebbledash and will have a flat glass fibre roof.

Planning History

1. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Planning Policy

1. The application site is within an area recognised as being predominantly residential use under the Arbory and East Rushen Local Plan 1999. RES/P/1, paragraph 4.8 states "Within those areas designated and developed for residential purposes, the Department will not generally oppose the principle of alterations and extensions of existing dwellings. Each application will however be judged on its own merits in the light of the appearance of the finished building and its impact on the surrounding area."

1. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

"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".

1. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

Representations

1. Arbory Parish Commissioners have considered the application and have no comments to make.

1. Isle of Man Water and Sewerage Authority have no objection, subject to: there being no discharge of surface water to any foul drainage system; should the existing surface water be discharged to the foul sewerage system, then an alternative means of surface water disposal must be provided; the line of the public sewer must be identified before development work commences and must be fully protected whilst all building works are being carried out, and no development or trees should fall within three metres of the public sewer during construction of after. These conditions are not considered to raise any material planning concerns so do not need to be included in the planning decision notice.

1. Highways Division recommend approval as the proposal has no adverse traffic management, parking or road safety implications.

Assessment

1. The proposal will increase the height and width of the garage on the site by 200mm and move the front elevation of the garage 2500mm (2.5 metres) further forward towards the residential highway from its existing position. The new structure will also be closer to the side boundary from

250mm to less than 100mm which will necessitate the removal of part of the existing boundary fence although the neighbour has indicated that they are happy with that and indeed the neighbour's garage structure is already as close to the boundary further forward on their site.

1. Whilst the front elevation would move further towards the front boundary and take up existing driveway space, it is not considered significant enough to adversely affect parking and manoeuvring space on site and is therefore considered acceptable.

1. The position of the garage door on the front elevation will move further towards the side elevation of the dwelling on the site in comparison to the garage door's existing location; however this is not considered to be significant and therefore is considered acceptable.

1. The proposed installation of an additional door and window to the existing garage will only be visible from the rear garden on the site is not visible by the public and therefore is not considered to adversely affect public amenity, whilst the proposed rear elevation will not have a window and as such improve private amenity for the applicant and neighbouring residents.

1. The proposed design of the building ensures a pebbledash finish to the exterior and a flat fibre glass roof will provide a similar appearance to the existing garage building and therefore are considered acceptable in design terms.

1. Overall, it is considered that the proposal is not significantly greater in size than the existing, whilst it utilises the existing garage location and access. The associated store is considered a compatible use within the context of the proposal and application site. Consequently, the overall proposal is considered to be appropriately sited, scaled, and design to not adversely impact on public or private amenity, and the surrounding locality. As such, the proposal conforms to points' b, c, g, and h of General Policy 2 in the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Arbory Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

1. The Department of Transport Highways and Traffic 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.

1. The Isle of Man Water and Sewerage Authority have not raised any material planning concerns and therefore will not be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 replacement garage and store, shown in drawing no. 1570-01, received on 23 December 2011.

C 3. This approval does not grant or imply any authority to undertake development on, under or over land which is not within the applicant's ownership or control.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 31-1-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samecutt Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager