Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the installation of a replacement garage door at a dwelling in a residential area. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 7 Station Road, Peel which is a three storey property situated to the southern side of Station Road. The application site adjoins 11 Station Road which is also a residential property; this is to the west of the application site.

1. There is a garage within the curtilage of the application site which adjoins the side elevation of the property, this is on the eastern side of the dwelling.

1. The site is also in the Peel Conservation Area. The dwelling still has a number of traditional features.

The Proposal

1. The application seeks approval for the installation of a replacement garage door. The existing garage door is an up and over garage door. The replacement door would be of a similar style and design as the existing and would also be the same colour which is blue. The garage door would be constructed of steel but would have a woodgrain effect finish.

Planning History

1. There are no previous applications which are considered specifically material in the assessment of the application.

Development Plan Policies

1. The application site is in an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. It is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

1. 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:

a) Is in accordance with the design brief in the Area Plan where there is such a brief;

Application No.:	12/00230/B
Applicant:	Victor Edward Bates
Proposal:	Installation of replacement garage door
Site Address:	7 Station Road Peel Isle Of Man IM5 1AY

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; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption.

9. Environment Policy 35

Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.

Consultations

1. Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.
2. Peel Commissioners recommend approval

Assessment

1. The existing garage door is not of a traditional design neither is it constructed of timber. It is considered that the existing door does not significantly contribute towards the character and appearance of the property or the Conservation Area.
2. The proposed garage door would be similar to the existing, however the woodgrain effect would appear closer to timber than the existing.
3. It is considered that the proposed door would respect the existing property and would not unduly harm the character and appearance of the property.
4. It is judged that the proposal would preserve the character and appearance of the Conservation Area.
5. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 permission relates to the installation of a replacement garage door as shown in drawings Location Plan, Door Details and Photographs received 16th February 2012.

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: 23/3/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager