Officer Report

Application No.: 18/00178/B Applicant: Mrs Lilian Middleton Proposal: Widening of existing garage door Site Address: Lily Cottage Main Road Kirk Michael Isle Of Man IM6 1ER Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.04.2018 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to site location plan, existing site photograph, floor plan and proposed elevation and garage door quote ref: 1428a. _______________________________________________________________

Interested Person Status – Additional Persons

NONE _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site relates to Lily Cottage, Main Road, Michael, a traditional Manx vernacular cottage situated on the north western side of the road. The exiting dwelling fronts directly onto the pavement and highway. Adjacent to the main dwelling is a detached garage also fronting directly onto the main road.

1.2 The existing garage is 7.4m long and 4.4m wide. The existing garage door is approx.2.1m wide. - 1.3 The application site and the garage are located within the Kirk Michael Conservation Area. THE PROPOSAL

2.1 This application seeks approval for the widening of the garage opening to 2.59m and the installation of a replacement garage door finished in a horizontal rib with a wood grain embossed surface powder coated white. There are no other changes or alterations proposed. PLANNING HISTORY - 3.1 The site has been subject to 2 previous applications although neither considered relevant in the assessment of the current application. PLANNING POLICY - 4.1 The application site is located within an area identified as being residential use by the Kirk Michael Local Plan 1994. The site is also within the Kirk Michael Conservation Area. Minded of the nature of the proposal and the zoning of the site General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 are considered to be most relevant:

4.2 General Policy 2: "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:

• 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;

• 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."

4.3 Environmental Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

REPRESENTATIONS

5.1 Highway Services of the DOI stated that they did not oppose the application on 16/03/2018 indicating that the widened of the door from approximately 2.1m to 2.5m would make it easier for cars to manoeuvre in and out of the garage and would therefore be beneficial. In addition, the Manual for Manx Roads document specifies a minimum garage door width of 2.4m which the proposed widened door would comply with. Highways further indicated that there is an existing vehicular crossing with dropped kerbs in front of the garage door which should not need to be widened by 0.4m as a result of the proposal.

5.2 Kirk Michael Commissioners offered no objection to the application (12/03/2018). ASSESSMENT - 6.1 The application seeks to widen an existing garage opening from 2.1m to 2.5m and install a new garage door. The widening of the garage by 0.4m is not expected to impact the character of the Conservation Area nor result in the loss of any existing or special features of

the existing property or the surrounding area. The style and design of the garage door matches that which is being removed and as such it is considered that the proposal will have a neutral impact on the appearance of the streetscene and thus preserve the character of the Conservation Area in line with EP 35.

6.2 The widening of the garage door is likely to improve access and egress from the garage for the benefit of its users and work towards reducing demand for on street parking. Highway Services have concluded that they do not oppose the application and the proposed garage door now complies with the standards set in the Manual for Manx Roads. CONCLUSION - 7.1 It is concluded that the proposal is acceptable and meets the tests of GP2 and EP35 and is therefore recommended for approval. 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. 8.2 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 in Article 6(4) who should 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: 12.04.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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