Officer Planning Report Recommendation

Application No.: 08/00983/B Applicant: Mrs Janet Quane Proposal: Conversion and extension to garage to provide ancillary living accommodation Site Address: Harcroft Avenue Douglas Isle Of Man IM2 1PF ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes: No objection Consultee : Chief Fire Officer Notes: Note received

Officer's Report

The Site

The application site represents the curtilage of 13 Harcroft Avenue, Saddlestone, Douglas, The property is a detached bungalow located on the southern side of the road. The property has a single garage which is set back behind the front of the building and is attached to the garage of the neighbouring property.

Planning Status

The application site is located within an area identified as being Predominantly Residential use by the Douglas Local Plan. Within the adopted Isle of Man Strategic Plan the following policy is considered relevant in the assessment and determination of this application:

General Policy 2, which 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:

• (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 spaces 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 unacceptable 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;
• (l) 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."

Planning History

There are no previous applications considered relevant in the assessment and determination of this application.

Representations

The Department of Transport Highways Division does not object to this application. Douglas Corporation does not object to this application subject to a condition relating to the discharge of surface water.

The Isle of Man Fire and Rescue Service has commented on this application in relation to Building Control issues.

We have received no privately written representations.

The Proposal

This application seeks approval for the extension of the existing garage and its conversion to provide ancillary living accommodation. The garage would be extended to the rear and to the side into the rear garden of the application site and would provide a bedroom and living area along with a shower room. All windows would look onto the garden of the proposal site and not onto surrounding properties.

Assessment

The proposed development would create ancillary living accommodation by using the extending the existing garage. The issues to be considered are the impacts upon parking through the loss of the garage as and any impacts upon surrounding properties.

In terms of parking, the site would retain 3 off street parking spaces with the potential to create more space by using part of the front garden. It is considered that the parking provision on site would comply with current standards set out within the adopted Isle of Man Strategic Plan.

The extended garage would not result in any overlooking to surrounding properties. It is also considered that the siting of the garage would not cause any disturbance or loss of amenity to adjacent properties.

It is judged that subject to a condition limiting the use of the garage to ancillary to the main dwelling, this application is acceptable.

Recommendation

It is recommended that this application be approved.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Party Status:

The Department of Transport Highways Division Douglas Corporation Accordingly the following parties are not granted Party Status: The Isle of Man Fire and Rescue Service

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.07.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

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 conversion and extension to the existing garage to provide ancillary accommodation, 13 Harcroft Avenue, Douglas as shown by the plans and information 01, 02, 03, 04, 05 and 06 submitted and date stamped 13th May 2008.

C 3.

The approved converted garage must remain ancillary to the use and enjoyment of the property 13 Harcroft Avenue, Douglas

C 4.

The external finishes of the extension must match those of the existing garage in all respects.

C 5.

There must be no discharge of surface water to the main foul sewer.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made: Permitted Date: ..................................................................................................................................................................

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