93174

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                                      23/00551/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00551/B Applicant : Mr Roger Deverill Proposal : Erection of garage extension Site Address : Grand View Bride Road Bride Isle Of Man IM7 4AD

Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.07.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The garage hereby approved shall only be used in association with the main dwelling house "Grand View" and for purposes incidental to the use of main dwelling house "Grand View" as a single dwelling for no commercial purposes and only in accordance with the internal layout shown on plan D/7831/10 received on the 28.04.2023.

Reason: To ensure that the proposal remains available to meet the identified need associated with Grand View; avoiding any future fragmentation of the curtilage and being used separately from the main dwelling house which would result in an unacceptable impact upon living amenities to the main dwelling house "Grand View".

This application has been recommended for approval for the following reason. The proposal is an exception to General Policy 3 given the extended residential curtilage is extremely small and reasonably affected by the usage of the house. The proposed garage is for the enjoyment of the house and does not have a negative impact on the character of the area or neighbouring amenities.

Plans/Drawings/Information; This approval relates to the documents and drawing no. D/7831/2, D/7831/4, D/7831/10 date stamped as having been received on 28th April 2023.

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                                      23/00551/B                                     Page  2  of  4

Interested Person Status - Additional Persons

None __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMEND FOR AN APPROVAL

1.0 THE SITE 1.1 The site is Grand View, Bride Road, Bride, a detached dwelling located on the east of the Bride Road. There is a single-storey flat-roof detached garage between the dwelling and the road.

2.0 THE PROPOSAL 2.1 The proposal is the extension of the garage.

2.2 The proposal also include the extension of residential curtilage of the house.

3.0 PLANNING HISTORY 3.1 Erection of garage extension and erection of a sun room and first floor dormer extension to dwelling was APPROVED under PA 16/01175/B. This is the current garage.

3.2 Alterations and creation of a dormer to dwelling house was APPROVED under PA 09/02036/B. Both this 09 application and the 16 application has a redline boundary smaller than the current application.

4.0 PLANNING POLICY Site Specific 4.1 The site is not within an area designated for a specific land use in the 1982 Development Plan, meaning it is part of the countryside.

4.2 The site is within an Area of High Landscape or Costal Value and Scenic Significance (AHLV's).

Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 5 o Paragraph 4.3.11 o General Policy 2 (b) (c) (g) (m) (n) o General Policy 3 o Environment Policy 1, 2 o Community Policy 7 and 10

PPS and NPD 4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 There is no strategy or guidance considered to be materially relevant to this application.

6.0 REPRESENTATIONS

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                                      23/00551/B                                     Page  3  of  4

6.1 Bride Parish Commissioners has not commented at the time of the report (07.07.2023).

6.2 DoI Highway Services does not oppose this application (11.11.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and /or parking.

7.0 ASSESSMENT 7.1 The key considerations of this application are its principle, its impact on the character and streetscene of the area and on the amenities of the neighbours.

Principle of the Proposal 7.2 The proposed essentially including extending the residential curtilage of the house as redline boundary expands beyond what was submitted in the previous two applications. Given the increased area is small and sits between the road and the house and the extended is only around the proposed garage extension, it is considered that this extended curtilage does not mount up to encroaching areas of the countryside. Therefore, the principle of the garage extension is considered acceptable.

Character and Street Scene 7.2 The garage has a flat roof. In the meantime, it is an extension of an existing flat roof and it will still be shielded by existing trees. Therefore, it is considered that there is no impact on the character of the area.

Neighbouring Amenities 7.3 It is considered that there is no overbearing, overshadowing or overlooking impact on the neighbouring properties.

8.0 CONCLUSION 8.1 The proposal is an exception to General Policy 3 given the extended residential curtilage is extremely small and reasonably affect by the usage of the house. The proposed garage is for the enjoyment of the house and does not have a negative impact on the character of the area or neighbouring amenities. Therefore, it is recommended for an approval.

9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __

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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 24.07.2023

Signed : P SHEN Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

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