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Application No.: 09/01261/B Applicant: Mr & Mrs Owen Donnelly Proposal: Conversion of existing garage to a gym and erection of a detached car port Site Address: - Kerin - Lower Pack Horse Lane - Baldrine - Isle Of Man - IM4 6DT ### Considerations Case Officer: Mr A Holmes Photo Taken: 08.06.2010 Site Visit: 08.06.2010 Expected Decision Level: Senior Planning Officer ### Written Representations - Glenside Lower Packhorse Lane Baldrine Lonan - Objects to the proposal ### Consultations Consultee: Highways Division Notes: Do not oppose has no traffic managment, parking or road safety implications. Consultee: Lonan Parish Commissioners Notes: Approve Consultee: Drainage Division Notes:** No objection
The application site comprises the curtilage of a detached dwelling that is located on Pack Horse Lane in Baldrine, Lonan.
The proposed development comprises the conversion of an existing garage to a gym and the erection of a detached car port.
Whilst the application site has been the subject of a number of previous planning applications, and there is a concurrent planning application for other development, it is considered that none of these are specifically material to the assessment of this current planning application.
Lonan Parish Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. The Water and Sewerage Authority do not oppose the planning application.
The owners and occupants of Glenside, which directly adjoins the application site, object to the planning application. The grounds for their objection can be summarised as concern that the car port will be visually intrusive, that it is too tall, that it will overlook their property, and that it will reduce sunlight.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material 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:
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
The planning application seeks planning approval for the conversion of an existing garage to a gym and the erection of a detached car port. Consideration of the planning application had been deferred pending the resolution of a drainage issue (see Water and Sewerage Authority letter of the 25th May 2010).
In terms of the proposed development, the conversion of the garage is considered to be unobjectionable as there is still appropriate on-site car parking provision and the conversion neither unacceptably harms public amenity, private amenity or highway safety. Due to its position and significant natural screening on the boundary with the adjoining property the proposed car port, which is an open sided wooden structure, is also considered to be acceptable. It does not harm public amenity and is unlikely to have significant effect on private amenity.
As such, the proposed development is concluded to accord with the provisions of Policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005 and General Policy 2 of the Isle of Man Strategic Plan 2007. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Transport Highways Division (now within the same department as the Planning Authority).
Recommended Decision: Permitted
Date of Recommendation: 08.06.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the location plan and drawing no.s 090552/1, 090552/2 and 090552/6 date stamped the 29th July 2009. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted
Date: ................................................................................................................................................................................
Signed: ................................................................................................................................................................................
Senior Planning Officer
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