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18/00142/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00142/B Applicant : Mr Alan & Mrs Angela Greenhalgh Proposal : Erection of a detached three car garage Site Address : Ballaveare Old Castletown Road Port Soderick Isle Of Man IM4 1BB
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.04.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use.
Reason: To provide adequate off-street parking.
C 3. The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots, submitted in support of the application, shall be adhered to in full, subject to the pre-arranged supervision detailed in appendix 4, by a suitably qualified and pre-appointed tree specialist. No tree shall marked for retention shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
Reason: to ensure that all trees to be retained are protected from development during construction, preserving the amenity value they afford to the local area.
Plans/Drawings/Information;
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18/00142/B Page 2 of 4
This approval relates to drawing numbers 18, 19 and 20, associated supporting statement and Manx Roots Tree Survey and Report all date stamped and received 12/02/2018.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is a parcel of land, almost rectangular, that comprises the residential curtilage of a nearly complete dwelling known as Ballaveare on the main road in Port Soderick. The dwelling has an attached triple garage, projecting forward of the principal elevation which has recently been approved for the installation of three dormer windows and change of use to provide guest accommodation at first floor PA 17/00390/B.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the erection of a new detached triple garage within the curtilage of the dwelling sited between the existing garage and the boundary with the main road.
2.2 The single storey triple garage will be 10.5m x 7m and will have a central ridge height of approx. 5m. The garage will be finished to match the style and design of the main house and existing triple garage.
3.0 PLANNING HISTORY 3.1 Ballaveare was approved for redevelopment under PAs 14/00381/B, 14/01320/B and 16/00024/B. (Prior to that, permission was refused for a replacement house, garaging and staff accommodation under PA 11/01551/B for reasons relating to the style and size of the replacement dwelling.)
3.2 There has recently been approved the creation of ancillary accommodation above the existing garage 17/00390/B, the replacement field store under PA 17/00391/B, which followed an approval granted for a new access into the field (PA 14/00984/B) and also a replacement stable building within the curtilage of Ballaveare itself (PA 16/00412/B).
4.0 THE DEVELOPMENT PLAN 4.1 The site lies within an area not designated for a particular purpose on the Braddan Local Plan of 1991 and also within an area of High Landscape Value and Scenic Significance. As such, there is a general presumption against development in the Strategic Plan. However, alterations to an existing dwelling are allowed for under Housing Policy 15, while this does not specifically relates to the erection of detached garages it would be reasonable to consider it in the assessment of the current application which states:
4.2 Housing Policy 15: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
4.3 In addition to HP15 we may also considered Housing Policy 14 which relates to the replacement of dwellings and provides guidance on the 50% size of replacement dwellings and
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the need to accord with GP 2 - 7 ensuring that the finished design matches with the original building.
5.0 REPRESENTATIONS 5.1 DOI Highway Services state that the existing garage and vehicular access would remain unchanged. The proposed garage would be 10m wide, 6.4 m in length with 3 no. 2.7m wide garage doors. This internal garage size is slightly above the minimum garage dimensions in the 'Manual for Manx Roads' design guidance and therefore sufficient to accommodate 3 cars. The existing driveway would be extended in front of the proposed garage to enable cars to manoeuvre in and out of it. No new highway issues should arise as a result of the development and therefore Highway Services do not oppose this application (15/03/2018).
5.2 Braddan Commissioners offered no objection on 23/02/2018.
5.2 DEFA Arboricultural Officer provided comments on the application stating that they do not object to the proposed garage however have recommended a condition be added to ensure that the tree protection measures set out in the submission are implemented properly in order to protect and preserve the trees and the amenity value they afford to the area.
6.0 ASSESSMENT 6.1 The existing dwelling occupies a large footprint with additional accommodation recently being approved above the existing triple garage. The current application now proposes to erect a further detached triple garage with a floor area of 72 sq m. While cumulatively the footprint of the main house has increased through the approval of subsequent applications since the approval of the main dwelling, it is considered that the further erection of a detached garage to provide additional vehicle storage for the applicants' small collection of cars is not unacceptable or wholly contrary to the 50% guide of HP15 minded that the development is for garaging and not living accommodation. A conditions ensuring that the proposed garage and existing garage remain as garage space for use by the main dwelling would be applicable in this case.
6.2 From the road the site is bound by trees, hedging, an existing stone wall and timber fencing, as such the site of the proposed garage is not readily visible. The topography of the site also results in the proposed garage being at a lower level that the road which limits any potential views from a public perspective to the upper part of the end gable and roof form.
6.3 The proposed garage respects the existing dwelling by reason of its design, size and material finish. The application is supported by tree protection measures which will work towards ensuring that the development has limited impact on the trees in the vicinity. A suitably worded condition to ensure the implementation of the tree protection is considered necessary as per the DEFA Arboricultural Officers request.
7.0 CONCLUSION 7.1 It is concluded that the application is acceptable when assessed against the relevant policies and does not impact local highway safety, accordingly, is recommended for approval subject to the aforementioned conditions relating to use and tree protection measures.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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8.2 The Planning Committee 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 in Article 6(4) who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 27.04.2018
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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