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The application proposes the erection of a garage and granny flat to replace existing garage at 46 Ballachurry Avenue, Onchan. The property is part of a pair of semi detached properties with the end of a residential cul de sac. Within the properties site exists a detached single flat roofed garage to the side / rear of the site. The site is within an area zoned under the Onchan Local Plan Order 2000 as an area of predominantly residential use.
Proposal
The proposal is to demolish the existing single storey flat roof garage and to erect a single storey structure with a pitched roof on most of the footprint of the existing garage. The detached building has a width of 7.5 metres, a length of 7 metres and a height from ground level to the ridge level of the pitch roof of 5.7 metres. Within the ground floor of the proposal will be a lounge area with
kitchen, and also a single garage, the roof space of the application proposes a bedroom with en-suite access to which will be via the internal staircase. On the front elevation (west) two velux roof lights are proposed, the north elevation proposes a bathroom window and a single door, the rear elevation (east) a single window and the ground floor side elevation (south) to install French doors.
The proposal will leave a 4.8 metre gap to the rear boundary of the site with 13, 15 and 17 Fairfield Avenue, the boundary treatment consists of a 1.8 metre high timber fence with 2 / 2.5 metre high bushes, except the boundary treatment which runs along the boundary with 13 Fairfield Avenue which comprises of 5 metre high conifer hedges. The treatment of the boundary which runs along the neighbouring boundary with 44 Ballachurry Avenue consists again of high level bushes and hedges (4 to 5 metres in height). The neighbouring property 44 Ballachurry Avenue gable wall would face the proposal and would be approximately 10 metres away; there is a single gable end window within the loft space which has possibly been converted for additional living accommodation. A 8 metre gap would exist between the proposal and the neighbouring property with 48 Ballachurry Avenue.
The Onchan District Commissioners have considered the application and have recommended an approval subject to a condition. The Department of Transport have also viewed the application and consider the proposal to cause no adverse traffic impacts. The Isle of Man Fire and Rescue Service have recommended that a mains wired, interconnected smoke detector be installed. We have received no privately written representations objecting to the application.
Due to the size of the rear garden of the property the proposal is possible, issues that must be taken into consideration are the possible overbearing affects the proposal will have on the neighbouring properties within the area. After visiting the site is became apparent that the proposed position of the proposal is well hidden to all the properties to the south of the site (2 to 10 Hillary Close and 11 Fairfield Avenue) due to 5 metre high conifer hedges / bushes which run along the boundary of the site as well as the distance the properties are away which would be approximately 30 metres away.
The dwellings likely affected would be the neighbours to the rear at 13, 15, 17 Fairfield Avenue (east). The boundary treatment with these neighbours consist of a 1.8 metre high timber fence with bushes in parts with heights of 2.5 metres and a tree which is located towards the corner of the site (on the boundary with 49 Ballachurry Avenue and 17 Fairfield Avenue). Again the gap between the neighbours dwelling and the proposal are fairly large with 17 Fairfield Avenue being 16 metres away (dwelling orientation is angled away from the applicants site, see location plan) and 15 & 13 Fairfield Avenue being approximately 24 metres away.
The neighbouring property 44 Ballachurry Avenue which is one of the closest dwellings, however the proposal would face the gable end wall of the neighbour. Within the gable end of the dwelling comprises of a window which provides light to the loft (storage / living accommodation), but due to the boundary treatment the dwelling it is only just visible and therefore would not adversely be affect to the proposal.
The neighbouring boundary of 48 Ballachurry Avenue is 8 metres away from the proposal; the view will be of the north elevation of the garage with granny flat. Again due to the boundary treatment which includes a medium sized tree I do not believe the proposal will cause a significant impact,
although some sun light will be lost I do not believe the amount of light would be enough to warrant a refusal.
The proposal itself would not cause any overlooking except possibly from the small bathroom window on the upper floor; however a condition could be added to obscure glaze the window to prevent privacy issues with the neighbouring property 48 Ballachurry Avenue.
After careful consideration although I do not think the proposal is ideal, the proposal would not seem to have a detrimental impact on any of the neighbouring properties in the area, whether it be from loss of light, adverse overlooking, or by having an overbearing affect, due to the distances from the proposal to the neighbouring dwellings and the boundary treatment of the site.
For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport, Onchan District Commissioners, Isle of Man Fire and Rescue Service.
Recommended Decision: Permitted
Date of Recommendation: 16.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted documents and drawing 0523/PL001 all received on 1st December 2005.
C 3. Obscure glazing (Grade 5) shall be installed in the North elevation of the en-suite bathroom window and shall be kept and maintained thereafter.
C 4.
The granny flat extension may be used only in association with 46 Ballachurry Avenue and for purposes ancillary to the use of 46 Ballachurry Avenue as a single dwelling house.
N 1.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 21/2/08
Signed : M. I. McCauley Director of Planning and Building Control
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