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1.1 The application site is the curtilage of Reception Cottage, a single storey detached building which forms part of Groudle Glen Holiday Cottages. Reception Cottage is located on the northern side of Old Groudle Road in Onchan.
1.2 To the north of the site is No. 12 Scott Close which forms part of a private residential estate. To the east of the site are Groudle Glen Cottages which are of similar form and layout.
2.1 The planning application seeks approval for the erection of a porch extension to the front elevation and the erection of an extension to the rear of the building to create a double garage with a storage area above.
2.2 The proposed porch extension would protrude just less than 3 metres from the front elevation and would have a width of just less than 6.1 metres. The proposed front porch would have pitched roof with a ridge height of 4.5 metres. To the western elevation of the porch would be a large tall window and to the southern elevation of the proposed porch would be a window and door. Also proposed is the installation of Velux rooflight to the southern roof slope.
2.3 The proposed garage would project just less than 6.7 metres from the eastern elevation and would have a width of just less than 6.1 metres. The garage would have a pitched roof which would have a ridge height of 5.6 metres; 0.3 metres less than the ridge height of the overall building. The eastern elevation of the proposed garage would have three white UPVC framed windows installed; two at ground level and one at first floor level. To the southern roof slope would be two Velux rooflights. The proposal would also result in the removal of part of the existing eastern boundary wall and rebuilding to accommodate the south eastern corner of the garage.
2.4 The garage would provide secure parking for two vehicles with a store above providing a storage area for bed linen, cleaning products and other ancillary items used in conjunction with the maintenance, cleaning and running of Groudle Glen Holiday Cottages.
2.5 The two proposed extensions would be finished in materials to match the main building.
3.1 Planning permission was granted in 2004 for the alterations and extension to unit 12 to create an administration office with parking under PA 04/00441/B. In 1992 permission was granted for the approval in principle for the construction of 22 holiday cottages. In 2002 the external refurbishment of the holiday cottages was permitted under PA 02/01898/B. In 2004 the construction of timber sun decks was permitted under PA 04/02309/B.
4.1 In terms of local plan policy, the application site lies within an area zoned as Tourism under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan that is considered specifically relevant to the assessment of this planning application:
Policy O/TRT/P/4 states:
"The Department will not oppose proposals for the improvement of facilities associated with either The Groudle Glen or Manx Electric Railways where these are appropriate in size, scale and appearance to their location and purpose."
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:
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:
5.1 Onchan District Commissioners have no objection to the current planning application.
5.2 The Department of Infrastructure Highways Division do not oppose the current planning application.
6.1 There are four key issues to consider in the assessment of this planning application: 1) the impact of the proposed garage on Cottage 22; 2) the impact of the proposal on the existing building; and 3) the impact of the proposal on the appearance of the surrounding area.
6.2.1 There are no specific policies within the Isle of Man Strategic Plan 2007 regarding the amenity of tourists and tourist units. However, it is still essential to have regard to the amenity and standard of tourists occupying units.
6.2.2 The proposed porch would be erected on the front elevation of Reception Cottage and would therefore have no impact on the amenity of those occupying Cottage 22 or No. 12 Scott Close.
6.2.3 With regards to the proposed garage, the eastern elevation of the garage would be erected 7.5 metres from the western elevation of Cottage 22 and would be set approximately 2 metres above the garden area directly to the rear of Cottage 22. This lawned area is a communal area of Groudle Glen Holiday Cottages and is not for the sole use of Cottage 22.
6.2.4 The proposed garage would be directly opposite a kitchen window. There is a bedroom further south east of the garage. On a site visit with the applicant and applicants' agent, access was gained into Cottage 22. Views from the kitchen window looked directly onto the boundary wall of Reception Cottage. It is therefore considered that, although the garage will be closer to Cottage 22, only partial views of the garage would be attainable from the kitchen window. As one stepped back from the window, only by a couple of steps, the garage would not be visible at all.
6.2.5 Views of the garage would be attainable from the rear bedroom of Cottage 22, albeit at an angle. However, a bedroom is not considered to be a principal room nor is a kitchen and therefore the proposed garage is judged to have a minimal impact on the amenity of the building. In addition, prior to booking, any tourist would be aware that there is a garage within close proximity of the cottage.
6.2.6 The proposed garage would have three windows installed on the eastern elevation; serving the garage and store room above and concerns were raised regarding this element of the proposal on the amenity of those using Cottage 22. The applicant has agreed to install obscured windows in replace of clear glazed and is content to have this added as a condition should the application be granted planning permission.
6.2.7 It is judged that the use of obscured glazing, and the fact the windows would serve a garage and store, the amenity of those occupying Cottage 22 would be adequate.
6.2.8 It is also important to note that the lounge, dining room and main garden area are located to the front of the cottage with views to the Groudle Glen and Groudle Beach.
6.2.9 It is therefore considered that the proposed new garage would have a minimal impact on the amenity of Cottage 22.
6.3.1 The garage would provide secure parking for two staff vehicles and additional storage which is very much needed. Reception Cottage is currently used as the main reception for the holiday cottages as well as for storage. It is the applicants’ desire to improve Reception Cottage to increase the star rating of the complex and offer a more formal and high standard reception area. In order to achieve this, some of the rooms of Reception Cottage currently used for storage are required to be altered to create a larger reception area and private office area and as a result, the proposed store above the garage is desirable and ideal.
6.3.2 In terms of the design of the proposed porch and garage, what is proposed under this scheme is considered to be in keeping with the design and appearance of the existing building and it is considered that the proposal would not have an adverse impact upon the character and appearance of the building.
6.4.1 The porch is considered a significant improvement over the existing and is a welcomed addition to Reception Cottage.
6.4.2 The proposed extension would be wholly visible from Old Groudle Road as one travels up the hill to leave the site. It is unlikely views would be attainable, particularly if one was driving, as one was traveling down from King Edward Road. However, what would be visible from Old Groudle Road is not considered to cause harm to the character and appearance of the surrounding area and street scene of Old Groudle Road given the form and design of the proposed extension.
6.5.1 The proposal would not result in the loss of any on-site parking spaces and as such the proposal is not considered to cause an adverse impact on highway safety within the area.
7.1 Overall, it is concluded that the planning application does accords with the provisions of Policy O/RES/P/21 Onchan Local Plan 2000 and General Policy 2 of the Isle of Man Strategic Plan 2007.
7.2 It is recommended that the planning application be permitted.
8.1 The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status.
8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4)(d).
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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.
The proposed three windows on the eastern elevation of the garage shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.
Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
This approval relates to
DWG No. 01 and Drawing No. 779/020, 779/021, 779/022 and 779/023 date stamped as received on 28th January 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 15 May 2014
Signed: _________________________ Chris Balmer
Senior Planning Officer
Signed: _________________________ Michael Gallagher
Director of Planning and Building Control
Signed: _________________________ Sarah Corlett
Senior Planning Officer
Signed: _________________________ Jennifer Chance
Head of Development Management
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