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Application No.: 08/00553/B Applicant: Mr D Chadwick Proposal: Creation of ancillary accommodation above existing garage Site Address: - Farghe (formerly The Paddocks) - Stoney Mountain Road - Eairy - Isle Of Man - IM4 3HJ ### Considerations Case Officer: Miss S E Corlett Photo Taken: - Site Visit: - Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee: Highways Division Notes:** Do not oppose 20.10.08 - Do not oppose subject to the imposition of the following conditions:
Consultee: Malew Parish Commissioners Notes: Object 24.10.08 - Wish to confirm their objections and concur with the recommendations contained in the Fire Safety Officer's Report. Consultee: Chief Fire Officer Notes: Refuse.
The site represents the residential curtilage of an existing dwelling situated on the northern side of the Stoney Mountain Road which runs from the Eairy/Tosaby Road to Stoney Mountain Quarry. The site fronts onto the public highway and backs onto Billy Goat Park - home of Foxdale Football Club. The site as defined in the application accommodates a dwelling, garage and areas of hardstanding for parking and planted garden. Alongside the site to the east is a large stable building.
The site lies within an area designated on the 1982p as "white land", that is, not designated for development. The site lies just outside the envelope of the Foxdale Local Plan of 1999.
Planning permission was sought for alterations and extensions under PA 91/0237 and was refused. A scheme was submitted showing a more modest extension and a garage with a 30 degree pitched roof and was permitted (PA 91/1065).
Proposed here is the conversion of the roofspace of the garage to living accommodation in the form of a living room, bedroom, kitchen and bathroom, accessed from a new staircase within the garage. The roof pitch is shown to be 35 degrees - steeper than as approved under PA 01/0237 (30 degrees). In order to maximise the amount of usable roofspace, there is to be a flat roofed dormer installed on the western pitch. This is to be finished in timber cladding.
The proposal will create around 27 sq m of floor space. The applicant has amended the scheme proposing two pitched roofed dormers which are linked, in place of the flat roofed dormer.
Department of Transport Highways and Traffic Division raise no objection subject to the provision of an additional parking space
The Isle of Man Fire and Rescue Service recommends refusal as the means of escape is unsafe. Malew Parish Commissioners object to the application on the basis that the means of escape is unsatisfactory.
Concerns regarding the means of escape are not a material planning consideration and as such should not be given as a reason for refusal.
The property lies within an area not designated for development so the principle of further development would not generally be acceptable. In this case the proposal will result in little change to the building other than the installation of a dormer. The accommodation to be provided is less in floor area than would provide permanent accommodation and as such the space provided would have to rely upon the main dwelling for facilities and open space and parking of which there is plenty within the site both within the existing garage and within elsewhere on the site. The proposal will not result in the loss of any parking spaces and the space is already accessible and usable.
The appearance of the dormer is not unacceptable and the unit is too small to become a permanent unit detached from the main dwelling. As such, the proposal is considered to be 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.
The Fire Prevention Officer requests the installation of smoke detection which is dealt with as part of the Building Regulations and as such is not a planning matter. The Fire Prevention Officer should not be afforded party status in this instance.
Recommended Decision: Permitted
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the installation of a dormer and the use of the upper floor of the garage as accommodation ancillary to that available in the main dwelling, Farghe as shown in plans reference 03A received on 30th September, 2008 and 02 and the location plan both received on 17th March, 2008.
C 3. The new accommodation shall not be occupied at any time other than in association with and incidental to the use of the existing dwelling 'Farghe' as a single planning unit. It shall not be occupied independently of that dwelling.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to S. f. o.) Director of Planning and Building Control), GC 45/05 for Advertisements and GC 46/05 for Registered Buildings.
Decision Made : Permitted Date : Signed : M. I. McCauley Director of Planning and Building Control
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