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Application No.: 18/01312/B Applicant: Mr Ben & Mrs Jennifer Akrigg Proposal: Construction of new detached garage to replace existing Site Address: Garage In Rear Of Brunswick Road Lane Brunswick Road Douglas Isle Of Man IM2 3NW Principal Planner: Mr Chris Balmer Photo Taken: 06.02.2019 Site Visit: 06.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.02.2019 _________________________________________________________________
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.
This approval relates to the submitted documents and drawings reference numbers 1, 2, 3 and 4 all received on 13th December 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the existing garage at the rear of Brunswick Road Lane, east of Brunswick Road within Douglas. Brunswick Road Lane runs along the rear elevation of the dwelling located along Brunswick Road and provides rear access. Other properties along Eleanora Gardens (north west) and Colden Road also back onto this lane. - 1.2 At present the site, which is square in nature and not connected to the main residential dwelling (51 Brunswick Road), accommodates a detached double garage.
2.0 THE PROPOSAL - 2.1 The application seeks full approval for the construction of new detached garage to replace existing. It was proposed that the garage would have a width of 6 metres, a depth of 6 metres (internally measured 5.4m x 5.4m - same dimensions allowed under the Permitted Development - application only required due to being in a Conservation Area) and a ridge height of 4.2 metres. The garage to be replaced has a similar footprint, but with a ridge height of 2.8m. The new garage would be finished in painted render and with a slate roof.
3.1 The site is designated as Predominantly Residential on the Douglas Local Plan of 1998 and within a Conservation Area. As such, the general policies setting out good standards of development are applicable as follows: - 3.2 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:
3.3 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.1 The site has not been the subject of any previous planning applications, however the applicants currently property Nr 51 Brunswick Road, which is to the north of this site, has two current applications: - 4.2 Demolition works, alterations, erection of extension and creation of vehicular access (in association with 18/01112/CON) -18/01111/B - PENDING CONSIDERATION - 4.3 Registered Building consent for demolition works, alterations, erection of extension and creation of vehicular access (in association with 18/01111/B) - 18/01112/CON - PENDING CONSIDERATION - 4.4 Construction of garage - 87/00355/B - APPROVED
REPRESENTATIONS
5.1 Douglas Borough Council indicates that they have no objection to the application (07.01.2019).
5.2 Highway Services (05.02.2019) have objected to the application on the following grounds: "Highway Comments: The proposed garage would have a slightly different footprint to the existing garage to be demolished. The 'Manual for Manx Roads' (MfMR) design guide requires a single garage space to be at least 3m x 6m with a 2.4m wide garage door (or 4.2m wide double door) to be counted as a parking space. The existing garage is 5.4m wide which is narrower than the 6m minimum standard for a double garage space. It has a length of 6m and both doors are 2.4m wide.
The proposed garage would be 5.5m wide which is slightly wider than the present garage with a 4.4m wide double door. The proposed garage length is only 5.4m long which is below the MfMR standard of 6m and shorter than the existing garage length. The proposed garage should therefore be lengthened to 6m, and preferably increased in width to 6m. There is adequate space in front of the garage to accommodate a further parked car for both the existing and proposed site layouts.
The site access arrangements would not change although a new 2m high boundary fence is proposed along one side of the site. This may adversely affect highway visibility for vehicles exiting the garage site but is unknown as the site photos provided do not show the existing boundary treatment. There is a high wall on the opposite side of the site which would be retained and restricts visibility. The road adjacent to the site is a narrow back street that is only wide enough for single file traffic and should be subject to a low level of traffic and low vehicle speeds, particularly as the site is near a cul-de-sac end. On this basis, the potential effect of the proposed high site boundary treatment is not deemed sufficient to warrant a highway safety objection.
Summary Highway Services oppose the application as the proposed garage is below MfMR standards and smaller than the existing garage it is to replace.
Recommendation: O" ASSESSMENT
6.1 There are considered three main issues with the proposal, the visual impact of the proposal within the area and Conservation Area; potential impacts upon neighbouring amenities and the use of garaging and size.
6.2 In relation to the visual impact, it is clear the original existing garage existing, with a shallow pitched roof, corrugated roof and prefabricated concrete panels is not attractive or of
architectural interest and have a negative impact upon this area/site. The proposal, while being taller, its design and finishes are more appropriate and beneficial to the visual amenities of the area, representing an enhancement.
6.3 The building being taller, will have a greater impact upon neighbouring amenities, albeit given existing boundary treatments, sun's orientation (east to west), existing building development (i.e. summerhouse) and distance from neighbouring properties, it is not considered the proposal would have such a significant impact to warrant a refusal. - 6.4 In terms of the use of the garaging and size, it is considered with the appropriated worded conditions restricting the use of the garage to domestic storage or car parking use, the Department can be satisfied the proposal would be used in an ancillary way, potentially connected to Nr 51 or an adjacent property and not used for commercial uses i.e. protect neighbouring residential amenities. In terms of its size the proposal, while not meeting the guidelines of the Manual for Manx Roads, the proposal would accord with the Department Permitted Development which in most locations, subject to the conditions listed in the Order, a garage up to 6m x 6m as proposed could be constructed. The proposal being in a Conservation Area is the reason why an application has to be made as the PDO does not apply in such areas. However, this is primary as such area are more sensitive to developments and potential concerns of developed and the visual impact upon the character and quality of that Conservation Area. It is not because people in Conservation Areas have different sized cars or any highway related matters. Further, the proposal would still provide a parking area to the front of the garage and therefore up to three cars could potentially utilise the site. Extending the length of the garage by a further 0.6m as suggested by Highways may prevent this parking to the frontage. Accordingly, for these reasons it is considered refusing the application on the size and against the current PDO requirements, would seem to be unreasonable.
7.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the area/Conservation Area. It is therefore recommended that the application be approved. - 8.0 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:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed : S CORLETT Sarah Corlett Principal Planner
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