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Application No.: 09/01691/B Applicant: Mr & Mrs James Kite Proposal: Partial conversion of garage to provide additional living accommodation Site Address: - Meadowfield House - Croit E Caley - Colby - Isle Of Man - IM9 4AW ### Considerations Case Officer: Miss S E Corlett Photo Taken: Senior Planning Officer ### Written Representations - The Level: Colby Isle Of Man - Objects to the proposal ### Consultations - Consultee: Highways Division - Notes: Do not oppose - Consultee: Rushen Commissioners - Notes:** Comment
The site represents the curtilage of a recently constructed dwelling situated to the north of the steam railway line and to the south of a group of properties - Pine View and Lindisfarne immediately to the north, the rear of Homefield and to the north of Lindisfarne and Pine View are 1, 2 and 3, Pump Street. Opposite the side, across Croit-e-Caley is Oldbrook and to the south, across the railway line is Railway Cottage, The Level.
The dwelling is larger than its neighbours and sits within a site which is 0.4 acres in size. The property has a large three vehicle garage which projects forward from the frontage of the dwelling, towards the road.
The site lies within an area designated for one dwelling on the Arbory and East Rushen Local Plan. On the draft Southern Area Plan published on 23rd October, 2009 the site is identified as Residential and is not distinguished from the existing residential development to the north and south.
15 January 2010 09/01691/B Page 1 of 6
The following applications have been considered in respect of this plot: PA 93/00867/A - Approval in principle for erection of one dwelling, part of field 2368, Croit-e-Caley Farm, Rushen. Status - Application Permitted on Review PA 96/00544/B - Erection of a detached dwelling and garage, vacant plot, opposite Lindisfarne, The Level, Colby, Rushen. Status - Refused PA 99/01533/B - Erection of dwelling and separate garage Status - Permitted Conditions
NOTE: A Drainage Communication Fee will be payable to the Drainage Authority on this development
PA 02/01097/B - Erection of dwelling with integral garage Status - Permitted Conditions
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of
five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
NOTE: Split stone on a backing render is not acceptable as an external finish.
PA 06/00906/B - Alterations and erection of a first floor extension to approved dwelling (PA 02/01097) Status - Refused at Appeal 8th January 2007 PA 07/01350/B - Revisions to approved dwelling (02/01097/B) including alterations to front entrance porch and door and window arrangement to south elevation Status - Approved at Appeal 16th January 2008 Conditions
PA 09/00339/B - Amendments to site access Status - Permitted Conditions
Now proposed is the conversion of two thirds of the garage into living accommodation - shown is a study/office which is accessible from the main house through a utility room. The existing garage doors will be replaced by two sets of full length windows the same size as the existing garage door apertures.
The owner of Railway Cottage, The Level makes a number of observations on the applicant and the application but does not object to the proposal.
Department of Transport Highways and Traffic Division raise no objection to the application. Rushen Parish Commissioners object to the application, stating that the windows are not in keeping and conclude that the proposal will result in inadequate garage space. They understand that there are covenants on the land to restrict the erection of further buildings and suggest that the building is already close the railway line which the draft Southern Area Plan indicates should be protected from development.
The site is designated as residential and as such should be subject to the provisions of General Policy 2 of the Strategic Plan, having regard to the parking provisions set out in Appendix Seven.
"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: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j)can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
The references to parking are as follows: Appendix 7: "New built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: a) the location of the housing relative to public transport, employment and public amenities, b) the size of the dwelling, c) any restriction on the nature of the occupancy (such as sheltered housing) and d) the impact on the character and appearance of the surrounding area (paragraph A.7.1). This goes on to recommend that one space is provided for a one bedroomed apartment, 2 spaces for two or more bedrooms but that "These standards may be relaxed where development: a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or b) would result in the preservation of a sensitive streetscape, or c) is otherwise of benefit to the character of a
Conservation Area d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality" (A.7.6).
The proposed changes do not visually adversely affect the character or appearance of the dwelling, nor do they affect those living alongside or close to the site. The new windows in place of the doors will not be directly visible from the highway as the garage is built at right angles to it and there is existing and proposed landscaping between the windows and the viewer.
The property has been designed and built such that the car parking is all to the front of the main frontage of the dwelling. The proposal will remove two covered parking spaces but will retain one and with ample parking for at least another four vehicles behind the building line established by the garage, which is in compliance with adopted standards.
As such it is considered that there is no valid reason to refuse this planning application.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The owner of Railway Cottage, The Level is separated from the site by the railway line and is not directly affected by the works which are proposed in this application and as such should not be afforded party status in this instance.
Recommendation Recommended Decision: Permitted Date of Recommendation: 15.01.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the conversion of two garages to living accommodation as shown and described in drawings 01, 03, 001 and 002, all received on 16th October, 2009.
15 January 2010
09/01691/B
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 : Signed : Senior Planning Officer
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