DEC Officer Report

Application No.: 19/00751/B Applicant: Mr Phil O'Shea Proposal: Erection of detached garage for two vehicles Site Address: Belmont House Belmont Road Douglas Isle Of Man IM1 4NS Planning Officer: Mr Paul Visigah Photo Taken: 23.07.2019 Site Visit: 23.07.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.08.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing numbers O'SHEA/713/2, O'SHEA/713/14, O'SHEA/713/4, O'SHEA/713/3A date stamped and received 4 July 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the existing residential curtilage of Belmont House, Belmont Road, Douglas. The property is a detached two storey dwelling whose porch with high columns projects 1.9m from the building line on the front elevation. It has significantly large arched windows on its

• southwest elevation which is noticeable as you approach the property via its vehicular access; screened by the line of trees on both sides of the driveway.
• 1.2 This property which is situated on the north-eastern section of Belmont Road is located about 96m southwest of Ballakermeen High School, as well as being 50m south east of The Priory; another detached dwelling with a distinctive architectural style on Belmont Road. The property is completely screened from the highway by its 1.6m stone wall and a thick line of tress which lines the boundary wall. THE PROPOSAL

2.1 The application seeks planning approval for the erection of detached garage for two vehicles. This garage will sit directly north-west of the breakfast room and will be set back

• about 1m from the breakfast room. This garage will be 7m long and 6.7m wide. The garage doors which will be 2.6m wide will be set 650m apart by a wall making them appear separate. The internal height will be 2.4m while its flat roof will lean slightly towards the rear elevation at
• about 2 degrees. Its concrete block walls will be rendered externally and painted to match the existing dwelling. String courses will also be added to the external walls to enable the garage reflect the detailing on the main dwelling. A window 800mm x 2m will be created on the western elevation to provide lighting for the garage, in addition to the four openings on the garage doors which are 750mm x 500mm.

PLANNING POLICY

3.1 The Douglas Local Plan 1998 (Map 2) designates the site as within an area zoned for 'Predominantly Residential use'. The site is not within a Conservation Area.

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:

• (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;
• (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;

3.3 The Manual for Manx Roads will also be considered in the assessment of the application. Section 11.7: Garages

• 11.7.1 Garages located on plots for individual properties should be sited so that:

• o Vehicles can park in front of the garage without obstructing the highway (including the footway)
• o The garage doors can be opened without the car being moved

• 11.7.2 Experience from the UK indicates that approximately 75% of garages are not used to store vehicles. When calculating parking provision, therefore, unless use of a proposed garage can be conditioned to be retained for the storage of a motor car, the garage will not count towards the overall provision of car parking. In addition, a proposed garage must meet the following minimum internal dimensions: Standard single = 6.0 m x 3.0 m with minimum door width of 2.4 m 1) Use by disabled = 6.0 m x 3.3 m with minimum door width of 2.8 m 2) Double = 6.0 m x 6.0 m with minimum door width of 4.2 m 3)

• 11.7.3 If a dwelling has no separate parking for cycles, this may affect the decision as to whether or not the garage should count towards car parking provision. Consideration should also be given to the installation of an electricity supply suitable for use for charging electric vehicles.

PLANNING HISTORY

4.1 The site has not been the subject of two previous planning applications, one of which is considered to be material in the assessment of the current application.

4.2 In 2018 a planning application 18/00778/B was proposed for the Erection of detached garage block for 3 cars. However, this application was withdrawn and as such the details are not available for consideration.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Department of Infrastructure (DOI) Highways Division although consulted on 16 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.2 Douglas Borough Council although consulted on 16 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.3 DEFA's Arboricultural Officer although consulted on 16 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. ASSESSMENT - 6.1 Two main issues will be considered in the assessment of the proposal; the visual impact of the proposal within the area and potential impacts upon neighbouring amenities.

6.2 In relation to the visual impacts of the development, the property is concealed from public views due to the thick line of trees and shrubbery on its boundary with the highway and as such the proposal would not be visible from vantage points along Belmont Road. In any case, any glimpsing views would be set within a residential context and would be appropriate in terms of design, scale and massing for a detached garage, in conjunction with the dwellinghouse. The finish of the garage would be smooth render and painted to match the dwellinghouse. As well, the string courses on the external walls of the main dwelling will be added to the external walls of the garage to enable it fit seamlessly with the main dwelling.

6.3 In addition, the level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the character and quality of the landscape and wider surrounding area. In this case the proposals would be considered compliant with those sections of General Policy 2 (b), (c) and (g).

6.4 Regarding the impact upon neighbouring amenities, the site level is about 3m below the ground level of the neighbouring dwelling and is set about 28m from the nearest dwelling; thus diminishing any impact the development will have on neighbouring properties. Moreover, the works will not affect any hedging or boundary markers that would have raised privacy concerns.

• CONCLUSION
• 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, or on neighbouring properties. 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:

• (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.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 13.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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