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Application No.: 24/00042/B Applicant: Mr Steve Haworth Proposal: Garage conversion to provide accommodation and alterations to include the removal of a chimney Site Address: 4 Fairway Drive Port Erin Isle Of Man IM9 6LR Planning Officer: Hamish Laird Photo Taken: 28.02.2024 Site Visit: 28.02.2024 Recommended Decision: Permitted Date of Recommendation: 12.04.2024
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
Overall it is concluded that the planning application accords with the provisions set out in General Policy GP2 b) c) and g) and Environment Policy 22 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to:
Additional Persons
None _____________________________________________________________________________
1.0 The Site - 1.1 The site comprises a 1 ½-storey, detached dwelling with a small double, integral garage, sited on a bend in Fairway Drive, with views out from the principle elevation to the east over the Port Erin Golf Course. It stands in a row of similar detached dwellings, but is one of only 2 units that face east with other dwellings in Fairway Drive facing south; and, with those in Rowany Drive facing north. The site and those either side to the north and south are located on sloping ground which slopes gently downwards across the site from north to south. The site lies within the settlement boundary of Port Erin.
2.0 The Proposal - 2.1 The full application proposes the conversion of the existing integral garage to provide accommodation and alterations to include the removal of a chimney, which is located on the north side elevation of the dwelling. The existing garage door would be removed, and the wall infilled in matching roughcast render with 2 No. 1 1/2 -casement windows inserted in this east facing elevation. The space currently occupied by the garage would be used to provide a new bedroom 3 and a playroom. - 2.2 Also proposed are alterations to the existing internal layout in that the present kitchen would become a study room; and, the present lounge would become a combined kitchen/dining/living area. The new kitchen would be served by a full-height clerestory window in place of the existing lounge window in the east facing elevation of the dwelling. A new main entrance door in the side elevation of the kitchen would be inserted with a replacement for the main window. The existing window serving the hall would be removed.
3.0 Planning History - 3.1 01/00463/B- Alterations and extension to dwelling at 4 Fairway Drive Port Erin Isle of Man Permitted - 7/8/2001.
4.0 Planning Policy - 4.1 The site lies within the settlement boundary for Port Erin in a 'Predominantly Residential' area as shown on Map 7, "Port Erin/Port St Mary/Ballafesson" in the Area Plan for the South 2013. - 4.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings on site are Registered. - 4.3 As such, the following parts of the Strategic Plan are relevant:
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:
4.4 Environment Policy 22 (in part): Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (iii) vibration, odour, noise or light pollution;
5.0 REPRESENTATIONS - 5.1 Port Erin Commissioners comments (24/1/24): The Board provided a holding response on advising that it would be considered on 13/3/24. - 5.2 In their response received on 14/2/24, Port Erin Commissioners advised that they supported this application. - 5.3 Highways Services (26/1/24) advised as follows: "Highway Services HDC has no interest (NHI) in: 24/00042/B .
5.5 At the report drafting stage (12/4/24), no letters of objection or other third party representations had been received. - 6.0 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are:
Visual impact
6.2 The proposed works involve alterations mainly to the east facing elevation of the dwelling, with the removal of the garage door, infilling of the wall and insertion of 2 No. new windows to serve the bedroom 3 and the Playroom. The present lounge would become a combined kitchen/dining/living room and the present wide casement in the east elevation would be replaced with a clerestory window, which would reach up under the eaves of this forward projecting element allowing the maximum amount of daylight into this new combined room and good view out across the road of the Golf Course. - 6.3 It is considered that the location of these works on the front of the dwelling within an existing residential area would result in a limited visual impact on the character of the dwelling, and of the site and surrounding area. The proposed replacement door and window, and the removal of the hallway window in the south facing side elevation of the forward projecting element of the dwelling represent minor details alterations. Overall, it is considered that the design of these alterations would result in minor changes to the appearance of the existing dwelling, and their scale, proportions and visual impact, are acceptable. The removal of the chimney is also considered to be acceptable. There would be a minimal visual change in the appearance of the dwelling as a result. Overall, in terms of visual impact, the proposed alterations would accord with the provisions of Policy (GP2 b and c) in the Adopted Isle of Man Strategic Plan 2016. Neighbouring amenity - 6.4 The only change arising would be from the proposed replacement door and window, and the removal of the hallway window in the south facing side elevation of the forward projecting element of the dwelling. These minor alterations would not give rise to any additional impacts in respect of overlooking/loss of privacy to the occupants of the adjoining dwelling to the south of the site at No. 6 Fairway Drive. There is a substantial hedge screen on the common boundary between the two properties, and No. 6 is screened from any views from these elements of No. 4 by being tucked behind the side wall of No. closest to the common boundary this rendering both No. 4 and No. 6 invisible in relation to each other.
6.5 there would be no other changes to the south, north, and west - rear - facing elevations, and no impacts on neighbours amenities over and above those already occurring would arise. - 6.6 Overall, it is considered that the proposed external alterations to remove the integral garage and provide additional living accommodation, and removal of the existing chimney in respect of their impact on the residential amenities of occupants of any neighbouring or nearby properties are acceptable and accord with the provisions of Policy GP2 g; and, ENV22iii) in the Adopted Isle of Man Strategic Plan 2016. Vehicle parking and highway safety - 6.7 It is noted that the proposal will result in the loss of the existing garage to on-site parking provision. It is considered that sufficient parking spaces would remain on site for vehicle parking and the proposals would not give rise to additional on-street parking in the vicinity of the site. A secure shed is located in the rear garden area of the property which can be used for cycle and lawnmower etc. storage. DoI Highways has expressed no highway interest in the proposals. It is considered that in respect of parking provision, the proposals are acceptable and accord with the provisions of Policies T4 and T7 in the Isle of Man Strategic Plan 2016.
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, Environmental Policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
Recommendation - Grant planning permission subject to conditions _____________________________________________________________________
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 23.04.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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