Officer Report

Application No.: 17/00466/B Applicant: Mrs Stella Heath Proposal: Conversion of front section of existing garage to create additional living accommodation, and widening of existing driveway Site Address: 19 Close Corneil Port Erin Isle Of Man IM9 6BN Case Officer : Miss S E Corlett Photo Taken: 09.05.2017 Site Visit: 09.05.2017 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing detached dwelling which sits at the end of Close Corneil, a cul de sac to the west of Ballafesson Road. The dwelling sits on the southern side of the road, backing onto Rowandene and 53, Station Road, both of which front onto Station Road. There is approximately 15m and 11m away respectively. - 1.2 The existing dwelling is a single storey property, typical of this part of the village, with yellow facing stonework and a vertical differentiation in the use of facing materials. The property sits with a gable facing the road and a double, fat roofed garage to the east served by a single driveway to one of the garages. The streetscene is characterised by low profile properties with similar finishes but some with their ridges parallel to the road and others at ninety degrees, some with stonework, some flat roofed annexes and others with pitches. THE PROPOSAL

2.1 Proposed is the widening of the driveway and the conversion of the central garage into additional living space (a family room) with the replacement of the garage door with a window which matches other in the frontage. The ceiling height of this part of the garages will be lifted 500mm above the height of the garage and the difference finished in fibreglass with horizontal weatherboarding on the front to match that on the front elevation (coloured white). PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Residential. As such, the following parts of the Strategic Plan are applicable:

8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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.

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 and
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.

PLANNING HISTORY

4.1 Planning approval was granted for the installation of French doors and the bricking up of the existing side entrance under 07/02130/B. Most recently planning approval has been sought under 17/00321/B for the conversion of the rear part of the central garage, with associated raising of the ceiling level as is proposed here, to additional living accommodation. This has yet to be determined. REPRESENTATIONS - 5.1 Highway Services note: The proposal is to convert one of the garages within a dwelling to a family room and widen the existing driveway to accommodate additional parking. Highway Services does not oppose this application subject to the following condition:

1. Prior to any construction the access shown on Carl Jenkins Design drawing no 2017/16 03 shall be constructed. Reason: In the interest of highway safety (16.05.17).

5.2 Port Erin Commissioners raise no objection to the application (12.05.17). ASSESSMENT - 6.1 The issue is whether the proposed alterations would have an adverse impact on the character and appearance of the property and whether there would be any adverse impact on the living conditions of those in adjacent dwelling or highway safety.

6.2 The increase in height will alter the appearance of the property but not significantly. The flat roof currently contributes little to the streetscene and the addition of the area of extra height may add interest.

6.3 The additional height and the insertion of the window will not have any impact on the living conditions of those in adjacent property. - 6.4 The widening of the access will allow two vehicles to park in the driveway with the garage available as a further parking space and this will have a beneficial impact on highway safety. - 6.5 The application is recommended for approval.

INTERESTED PERSON STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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.

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.

Recommendation Recommended Decision: Permitted Date of Recommendation: 22.05.2017 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.

• C 2. The existing garage may not be converted until such times as the driveway has been widened as shown in drawing 03. Reason: to ensure that the dwelling has adequate off road parking facilities available to it.

This approval relates to drawings 01, 02 and 03 all received on 25th April, 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 25.05.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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