DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01493/B Applicant: Mr Stuart Lace Proposal: New cladding and removal of existing door to an existing detached garage. Site Address: Great Gates Main Road Santon Isle Of Man IM4 1HS Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.02.2024

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 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.

The proposal has an acceptable visual, amenity and highway safety impact meeting with the principles of HP16 and complying with General Policy 2 (b, c, g), Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 7 of the Residential Design Guidance 2021.

Plans/Drawings/Information; This approval relates to the following all date received 10/01/2024:

• o 2023_144_200 Site & Location Plans
• o 2023_144_201 Existing & Proposed Plans and Elevations _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application relates to detached double garage belong to Great Gates, Main Road, Santon.

2.0 THE PROPOSAL - 2.1 Proposed is:

• o Blocking up of one garage door
• o Installation of new side door
• o Installation of cladding

3.0 PLANNING HISTORY - 3.1 There have been two previous application at the site,

• o 12/01704/B APPROVED for alterations and extensions to main dwelling and access alterations
• o 17/01132/A REFUSED erection of new dwelling land alongside main house.

4.0 PLANNING POLICY - 4.1 The site is within an area not designated for any development on the Area Plan for the East 2020. The site is not within a Conservation Area and is not at any flood risk. - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:

• o Strategic Policies 3 and 5 - promote good design and use of local materials and character
• o General Policy 2 (b) (c) (g) (n) - general standards towards acceptable development visual and neighbouring amenity, and energy reduction.
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Housing Policy 16 - works to dwellings in the countryside
• o Community Policy 7, 10 - prevent criminal activity and reduce spread of fire
• o Infrastructure Policy 5 - conserve the Island's water

4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 7 Impact on Neighbouring Properties

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Santon Commissioners - comments have been sought but no response received as of 08/02/2024. - 5.2 DOI Highway Services - No highways interest (12/01/2024) - 5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT - 6.1 Whilst there are no policies that specific relate to works to existing garages belonging to properties in the countryside, we can lean on the principles of HP16 as well as those general standards set out in GP2 in assessing the visual and amenity impact of the proposal along with any highway safety impact. - 6.2 The existing garage is not of any merit warranting its protection and so the physical works proposed to it are not considered to result in any unacceptable visual harm nor increase or harm to any public views to it. The distance from any neighbour means there will also be no

harmful amenity impacts. The site already has ample off road parking for more than 2 vehicles and so the blocking up of the garage door will not result in any highway safety issues. The works are considered to have an acceptable visual and amenity impact in line with HP16, GP2 and principles of the Residential Design Guidance 2021.

Other Matters

6.2 Being works to an existing detached garage the proposal is not expected to result in any changes beyond the existing arrangement to affect or increase fire spread, criminal activity or water conservation and thus no concerns are raised in this respect. - 7.0 CONCLUSION

7.1 The proposed works are considered to have an acceptable visual and amenity impact and not to result in any unacceptable highway safety issues and therefore the proposal is considered to comply with principles of HP16, General Policy 2 (b, c, g), Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 7 of the Residential Design Guidance 2021. - 8.0 INTEREST PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 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 above 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 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 : 12.02.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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