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This application relates to the field adjoining a semi-detached house on the Main Road in Colby.
The application is to change the use of the field to domestic garden and to erect a detached garage and garden store with alterations to the existing entrance onto the highway.
The semi detached house currently has one parking space in front of it immediately adjoining the main road and with no turning space on site. It has a small garden to the front and side similar to the curtilages of other residential properties in this area.
The proposal would substantially increase the domestic curtilage extending it to the boundary with the next nearest residential property on that side of the road some 55 metres away. The access is proposed at the far end of this garden where there is an existing field access and a driveway is proposed across the centre of the field to the garage at the far end. An access to the field beyond will be provided through this field opposite the access to the road. The proposed garage is at the end of the field closest to the house. It is a very large garage 12 metres x 7.05 metres and 5 metres in height to the ridgeline and it incorporates a large single garage 7.05m x 3.55m, a store 7.05m x 2.5 m and a second larger garage 7.05m x 5.05m with an internal ceiling over approximately half of the building.
Arbory Parish Commissioners make the comment that the garage is large in relation to the size of the dwelling itself and feel that the wall fronting the main road should be improved so as to make it appropriate for a residential garden rather than an agricultural field.
The Department of Transport Drainage Division have no objection in principle subject to there being no discharge of surface water to any foul drainage system. No comments have yet been received for the Department of Transport on the safety of this access.
The field is within the area covered by the Arbory and East Rushen Local Plan adopted in May 1999. The entire local plan area is designated as an area of high landscape value and scenic significance (Policy : ENC/P/1 ) and policy ENC/P/2 of the plan states that other than those areas specifically designated for development or zoned predominantly residential on the local plan scheme order (annex 1) no existing areas of open space shall be developed. Policy C/P/1 states that no new residential development shall be permitted in Colby outside areas designated for residential use and that this is particularly important in terms of the few gaps which exist in the ribbon development immediately alongside the highway which should remain undeveloped.
This field is identified on the plan as open space and it is one of only a few gaps in the ribbon development along the main road. The erection of a building of this size and the associated residential garden within this open area would reduce the effectiveness of the gap between the residential areas and detract from the feeling of openness of the area. Whilst this is not an application for a house, the scale and size is equivalent to a small dwelling and the impact on the open gap would be similar. For these reasons it is considered that the proposed garage is too large and would be inappropriate in this location. The change of use to garden would also be inappropriate altering the open rural character of the gap.
Recommended Decision : Refused Date of Recommendation : 14.03.2005 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The proposed garages and store, and the change of use to domestic garden, would detract from the important gap that this open space provides between residential areas to the detriment of the appearance and character of the area, and contrary to policies ENC/P/2 and policy C/P/1 in the Arbory and East Rushen Local Plan.
Decision Made : ... Committee Meeting Date : ...
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