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Application No.: 24/00847/B Applicant: Mr Luba Novak Proposal: Removal of two existing detached garden buildings and erection of a detached garden implement storage building Site Address: Thie Awin Cronkbourne Douglas Isle Of Man IM4 4QH Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.11.2024 _________________________________________________________________
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.
The proposal is considered to have no adverse impact on the character of the house and the area, on neighbouring amenities or on flood prevention. Therefore, it is considered to comply with General Policy 2 and Environment Policy 10, and 13 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the documents, location plan, proposed site plan and drawing no. 1, 2 ,3, which have been received on 24th July 2024 and flood risk assessment and percolation test results, which have been received on 16th October 2024.
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations: Flood Management Division (DOI) Manx Utilities
1.0 THE SITE - 1.1 The site is Thie Awin, Cronkbourne, Douglas, a detached house located to the south of Cronkbourne Village, accessible by a private lane connecting with Ballafletcher Road. - 1.2 The site has a driveway connecting at the west of the site with the private lane and leads to the northeast corner of the site. The main building site is just south of the driveway. There are also two outbuildings at the end of the driveway.
2.0 THE PROPOSAL - 2.1 The proposed is the erection of a timber double garage at the end of the driveway. The garage is approx. 6m long, 6m wide and 3.7m high. - 2.2 The proposal also include the demolition of the two existing outbuildings. However, as they are detached and their demolition are for the entirely of the buildings. The demolition is not considered development and not regulated by planning.
3.0 PLANNING HISTORY - 3.1 Demolition of existing garage and store and construction of new garage was REFUSED under PA 22/01457/B. The proposal was for a detached garage and store building measuring approx. 26m long and approx. 12.6m at its widest stepped down to 6.9m at its narrowest facing into the garden, which was significantly larger than the current proposal and located much closer to Cronkbourne Village. There were four reasons for the refusal:
By reason of the siting, scale, massing and height of that part of the garage nearest Cronkbourne Village, the proposal results in an unacceptable overbearing and adverse impact on outlook from those properties (No's 24 - 28 Cronkbourne Village) having an unacceptable amenity impact failing General Policy 2 (g) and the principles of section 7 of the Residential Design Guide.
By reason of the lack of information in respect of flooding, flood risk and surface water the proposal is considered contrary to General Policy 2 (d, j and l) and Environment Policies 10 and 13 of the Isle of Man Strategic Plan 2016.
By reason of the lack of information on trees the proposal is considered contrary to General Policy 2 (b, c, f and g) and the principles of Environment Policy 3 of the Isle of Man Strategic Plan 2016.
By reason of the lack of information in respect of ecological matters, habitats and the wildlife corridor the proposal is considered contrary to Environment Policies 4, 5 and 7 of the Isle of Man Strategic Plan 2016 and contrary to the objectives contained within IOM First Biodiversity Strategy 2015-2025.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 The site is partially within an area with a Low Likelihood of Surface Water Flood Risk. The proposed building is within this risk area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.4 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS - 6.1 Braddan Commissioners has no objection to the application (14.08.2024). - 6.2 DoI Highway Services states there is no highway interest in this application (02.08.2024). - 6.3 DoI Flood Risk Management does not oppose this application (05.08.2024) under the conditions that flood mitigations are employed and that the structure should be conditioned as garage/storage only and not to be used as additional accommodation. A flood risk assessment has been provided by the applicant on 16.10.2024. No response has been received at the time of the report (07.11.2024). It is considered to be a no objection at this point. - 6.4 Manx Utilities wrote in (12.08.2024) requiring a percolation test. Results of percolation tests have been provided on 16.10,2024. No response has been received at the time of the report (07.11.2024). It is considered to be a no objection at this point.
7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the character and streetscene of the area and the amenities of the neighbours. Design of the Building Itself - 7.2 The proposed garage has a typical appearance for a double garage. It is considered to fit in with the residential character of the site. It is not readily visible to the public and is considered to have no negative impact on the character and appearance of the area. Amenities of Neighbouring Properties - 7.3 The garage is only 3.7m high and 16m away from the neighbouring house on the north. It is considered to have no additional overbearing or overshadowing impact. - 7.4 The garage has no opening besides the garage doors so it is considered to have no additional overlooking impact. Flood and Drainage - 7.5 The Flood Risk Assessment proves the garage does not suffer unacceptable risk from flooding, neither would it create unacceptable risk because of flooding.
8.0 CONCLUSION - 8.1 The proposal is considered to have no adverse impact on the character of the house and the area, on neighbouring amenities or on flood prevention. Therefore, it is considered to comply with General Policy 2 and Environment Policy 10, and 13 of the Strategic Plan and it is recommended for an approval.
9.0 INTERESTED PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
Person Status.
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 13.11.2024 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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