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Application No.: 08/01496/B Applicant: Mr D McHarrie Proposal: Conversion of store / workroom above garage to provide ancillary living accommodation Site Address: Ballacallum (Formerly "Osaka") Ballaragh Road Laxey Isle Of Man IM4 7PE ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Laxey Commissioners Notes :
The site represents the curtilage of an existing dwelling, Ballacallum, situated to the north of the A2 Ramsey Road on the northern side of Laxey village. The site accommodates Ballacallum itself and a detached garage which lies to the north west of the house and on the boundary with the rear of 11 and 12, Gretch Noa.
The site lies within an area designated on the Laxey _ Lonan Area Plan of 2005 as Predominantly Residential.
Previously, planning permission was sought for the principle of the erection of a detached or semidetached dwellings, land adjoining Ballacallum - PA 00/0865. This was refused on appeal for reasons that there would be insufficient amenity space around the property for the enjoyment of the residents, bin storage would be possible an the outdoor drying of clothes is less essential in these days of tumble dryers but a dwelling lacking outdoor space for quiet enjoyment is not acceptable in a new development. I find the proposal to represent unacceptable "urban cramming" and also that the
Junction to the site from the Ballaragh Road offers inadequate visibility to drivers of vehicles emerging from the site.
Permission was then granted for the erection of a detached garage block with store room over to replace existing detached garage under PA 04/2378.
Now proposed is the conversion of the storage area above the garage to a granny flat. The plans submitted show the construction of internal walling to provide a bedroom, study, sitting room, kitchenette, and bathroom in under 45 square metres of floor area which, under the Housing (Flats) Regulations 1983, could accommodate up to 1 person on a permanent basis although the study could easily become a second bedroom. The property would clearly have to share the garage parking with Ballacallum along with external amenity space which is only available to the front and rear of Ballacallum, mostly convenient to the proposed granny flat to the rear of Ballacallum.
Department of Transport Highways and Traffic Division indicate that they do not oppose the application.
The proposed accommodation will rely upon facilities provided by the principal property so the proposed accommodation could not easily be acceptably separated from Ballacallum. There are three parking spaces within the garage which will provide the two spaces required for Ballacallum and the single space required for the one person accommodation proposed in the application. If the property were the subject of an application for conversion to a single dwelling, this would result in taking away parking for Ballacallum and would be unlikely to be acceptable.
There are no objections from either the local authority or local neighbours. The proposal is considered acceptable.
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.
Recommended Decision: Permitted
Date of Recommendation: 30.10.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
6 November 2008 08/01496/B Page 2 of 3
C 2. This permission relates to the conversion of the upper floor of the garage to ancillary accommodation associated with the principal dwelling, Ballacallum, as shown in drawings 2765/1A and M/101/1 both received on 30th July, 2008..
C 3. The proposed accommodation may only be used in association with Ballacallum for the provision of accommodation annexed to that property. It may not be used as an independent dwelling.
I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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