Loading document...
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.
The following previous planning applications are considered relevant in the assessment and determination of this application:
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
The application seeks approval in principle for the conversion of existing garage and workshop into a dwelling with workshop.
Andreas Parish Commissioners:- "No Objection" Highways Division:- "Do not object" 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.
A resident of Seacliffe, Old Castletown Road, Braddan, has commented that "the proposal would comply with the majority of Strategic Plan policies however not entirely confident that it would meet all aspects of General Policy 2, on balance I have no objection".
The Authority has received no private representations objecting to the application.
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:
As indicated earlier the existing garage/workshop is within an area zoned as residential. Additionally, the site is surrounded by residential dwellings.
The Applicant currently operates a motor repair and servicing business from the premises which are adjacent to 'Caardee Cottage' where the applicant lives. Within the garage there are two large bays, each with a platform lift. Additionally, there is also a smaller garage at the far end of the building which houses the parts store.
The Applicant has operated the business on a full time basis for over 25 years, and now the Applicant wishes to "wind-down", but carry on working with selected clients with a smaller scale operation. Currently the business employs one full time employee and one part time employee. Both would leave the business if the scaling down operation takes place.
The scaled down business is proposed to be retained and operated by the Applicant, and he and his family would occupy the converted dwelling within the existing garages.
The Applicant has stated that there is no likelihood of the proposed new dwelling and the scaled down garage business being occupied and operated by two different parties.
The reduction of the garage/workshop would be a loss of a service to Andreas Village and surrounding areas; however, as it is within fairly close proximity to Ramsey, which has a number of garages/workshops, it is not considered the loss of the service would be significant.
It is also considered that the proposal would actually improve the residential amenities of the surrounding and nearby dwellings, given the associated noise and disturbance a garage/workshop would generally generate, compared to a single dwelling house and the scaled down business.
The application is an approval in principle so we have no detailed plans on how the property would be converted. However, an indicative plan has been submitted and it is considered at this stage that the proposal could accommodate the required parking provisions, turning provision, and external / internal amenity spaces.
Overall, it is considered the proposal would comply with the relevant strategic polices and accordingly, it is recommend 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:-
Andreas Parish Commissioners Highways Division The Drainage Division It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
Mr A Jessopp, Seacliffe, Old Castletown Road, Ballaveare, Braddan
Recommended Decision: Permitted
Date of Recommendation: 08.12.2008
N : Notes attached to conditions R : Reasons for refusal
This approval relates to the approval in principle for the conversion as proposed in the submitted documents and drawings SM07/138/1 and SM07/138/2 all received on 29th May 2008.
C 3. The proposed dwelling may be occupied only by the operator and family of the ground-floor garage/workshop.
A further reserved matters application must indicated two car parking spaces which must be kept available at all times for the occupants of the proposed residential unit.
The proposed development must be connected to the public foul sewer. Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application.
A Communication Fee will be payable to the Department of Transport in respect of this drainage connection.
There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division.
There are no known surface water sewers in the area for the proposed development to discharge to, it is recommended that the surface water from the development be disposed by alternative methods, other than stated by the applicant. If no other methods of surface water disposal can be found, the Drainage Division of the Department of Transport request that this application be refused on these grounds.
The applicant is required to contact the Drainage Division prior to submitting any reserve material application to discuss the drainage implications of this site.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Copyright in submitted documents remains with their authors. Request removal
