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Application No.: 09/01237/REM Applicant: Mr \& Mrs Stuart Sayle Proposal: Reserved matters application to convert existing garages and workshop into a private dwelling with garage extension Site Address: Caardee Cottage Andreas Village Isle Of Man IM7 4HE ### Considerations Case Officer : Mr Chris Balmer Photo Taken: 03/09/09 Site Visit: 03/09/09 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : Andreas Parish Commissioners Notes : Consultee : Drainage Division Notes: No objection subject to the following conditions:-
SITE The site represents the curtilage of Caardee Cottage, Main Road (A17), Andreas, which is a single storey detached property, located on the north-western side of the Main Road, within Andreas Village.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'Predominately Residential'; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Coastal Value and Scenic Significance.
Due to the location, zoning and the proposed development the following planning policies need consideration:-
Policy 1: Development should make the best use of resources by:
Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.
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:
Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
The following previous planning applications are considered relevant in the assessment and determination of this application:-
Approval in principle for the conversion of existing garage and workshop into a dwelling with workshop - 08/01087/A - APPROVED
Approval in principle to create petrol filling station and re-site motor engineering workshop, Caardee, Main Road, Andreas - 88/04255/A - APPROVED
Demolition of existing and construction of new workshop - 90/01914/B - APPROVED
PROPOSAL The application seeks approval for Reserved Matters application to convert existing garages and workshop into a private dwelling with garage extension. The major aspect of the existing garage to change is the proposed front extension to the southern elevation. The extension would have a projection of 7.5 metres, a width of 5.6 metres and a ridge height of 5.2 metres.
REPRESENTATIONS Highways Division:- "Do not oppose has no traffic management, parking or road safety implications."
The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Authority has received no private representations objecting to the application.
ASSESSMENT Due to the previous approval in principle application, the principle of the change of use of the garage to a dwelling has been established. Therefore the application under consideration now deals with the Reserved Matters.
The first consideration is the potential impact of the development on neighbouring dwellings either through loss of light through the proposed front extension, overlooking resulting in a loss of privacy and/or and overbearing impact, again as the majority of the property is already existing, the main aspect for an overbearing impact would be through the proposed extension.
The properties most affected by the development are 'Caardee Cottage' (within applicant's ownership) and Ash Villa.
Ash Villa would be located 15 metres from the western elevation of the proposed single storey front extension. The proposed extension is single storey in height and has no windows within its west elevation, which would have looked towards Ash Villa. Therefore it is judged no overlooking resulting in a loss of privacy would occur. The next issues are potential for loss of light and the proposal would have an overbearing impact.
Currently there is a 2 metre high boundary wall which runs along the boundary. The proposed extension would result in a wall of 3.5 metres in height. The ridge height of the extension would be 5.2 metres; however this would be set 2.8 metres away from the boundary with Ash Villa. It is considered given the height, position and distance from Ash Villa there would be no loss of light to the occupants of the dwelling house, nor would there be and significance overbearing impact.
The proposed extension may result in some loss of light to the adjacent garden during early morning periods; however, it is considered this would be limited and not sufficient to warrant a refusal. Additionally, given the existing boundary height in relation to the proposed wall it is not considered an overbearing impact would occur.
Consideration also needs to be taken to the potential impact of 'Caardee Cottage' which is sited 9 metres from (main dwelling house elevation) the eastern elevation of the existing garage. The proposal would result in the alteration in the layout (erection of a timber boundary fence), however these are minor alterations within the site that are acceptable.
There is a single first floor bedroom window within the eastern elevation that could cause concern of overlooking over the occupants of 'Caardee Cottage'. However, this concern could be overcome by adding a condition requiring the window to be obscured glazed and retained thereafter. There are also two ground floor windows serving a kitchen and living room which directly look towards 'Caardee Cottage'. Again, a condition requiring the boundary fence to be 2 metres in height would overcome any further concerns of overlooking form these windows.
Overall, the separation of the garage from 'Caardee Cottage' would not have any major impacts upon occupiers of either dwelling. It is considered the proposal would be beneficial to 'Caardee Cottage' as the dwelling would have its own driveway, garden/patio area, which is beneficial to the residential amenities of this property.
It is also important to consider that whilst the proposed garage would still house a garage and workshop which the applicant plans to use as a commercial garage, the usage would be far less than what currently takes place at the site. This in turn would reduce noise and other general disturbances to the surrounding neighbouring properties, therefore it is considered the proposal to be beneficial to the residential amenities of the surrounding area.
The second issue is whether the proposed new dwelling would have acceptable amenities in itself. Internally the proposal would result in a three bedroom property (first floor) and would provide a lounge, living room, kitchen, utility room and a small dining room at ground floor. Overall, it is considered internally the space proposed would provide a dwelling with an acceptable amount of living accommodation.
Externally, the proposal has a garden to fronting the property which again is considered appropriate for this dwelling. Also the proposal includes a drive and parking area which would provide the required parking standards as indicated within the Isle of Man Strategic Plan.
RECOMMENDATION
Overall, it is considered the proposal would comply with the relevant strategic policies and accordingly, it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Recommendation Recommended Decision: Permitted Date of Recommendation: 23.09.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 23 September 2009 09/01237/REM Page 4 of 6
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the reserved matters application to convert existing garages and workshop into a private dwelling with garage extension as proposed in the submitted documents and drawings SM09/202/1, SM09/202/2, SM09/202/3, SM09/202/4 and SM09/202/5 all received on 31st July 2009.
Obscure glazing (Grade 5) shall be installed in the eastern elevation of the first floor bedroom window and shall be kept and maintained thereafter.
As indicated on drawing SM09/202/5 the proposed boundary fence along the eastern boundary of the application site, shared with Caardee Cottage, is required to be two metres in height, running from the rear boundary of the application site to be inline with the southern elevation of the existing garage wall. This is to prevent overlooking over Caardee Cottage from the ground floor kitchen and living room window.
The commercial use of the garage shall not be operated by anyone other than the occupier of the dwelling hereby approved.
Prior to the occupation of the proposed dwelling, the accesses onto Main Road for both dwellings (proposed and Caardee Cottage) are to be completed to the required standard of the Department of Transport Highway Division and the hardstanding to the front of both dwellings are to be completed to allow the required parking provisions to be used.
Within one month of the completion of the proposed new dwelling the front garden as indicated on drawing SM09/202/5 is to be seeded in the earliest seeding season. Any seeding which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next seeding season with the same species unless the planning authority gives written consent to any variation.
The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the DOT Drainage Division. All drainage works must conform to teh requirements of the DOT's Manx Sewers for Adoption, and all necessary inspections/surveys (including CCTV ) are to be carried out at the developer's expense.
In accordance with the sewerage act 1999, a communication fee will be payable to the DOT in respect of this property being connected directly or indirectly to the public drainage system.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 9/10/9
Signed : ______________________________ Senior Planning Officer
23 September 2009 09/01237/REM Page 6 of 6
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