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                                      18/00251/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00251/B Applicant : Mr Lee Merryweather Proposal : Erection of detached garage Site Address : 5 Ridgeway Road Onchan Isle of Man IM3 1HT

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.06.2018 __

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 proposed building hereby approved may be used only in association with the main dwelling house "5 Ridgeway Road" and for purposes ancillary to the use of main dwelling house "5 Ridgeway Drive" as a single dwelling, and may not be occupied, rented or sold off separately and only in accordance with the internal layout shown on plan M/6134/1 date stamped 9th March 2018.

Reason: The detached building is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.

Plans/Drawings/Information:

This approval relates to drawings referenced M/6134/1 and M/6134/2, date stamped received on 9th March 2018.

__

Interested Person Status - Additional Persons

None __

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                                      18/00251/B                                     Page  2  of  4

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the residential curtilage of 5 Ridgeway Road, Onchan - a two storey semi-detached dwellinghouse with a driveway to the west of the elevation and a single width garage to the rear of the dwellinghouse and partially attached.

PROPOSAL 2.1 Proposed is the erection of a detached garage to the north of the rear curtilage which is access from a service lane at the rear. The garage would measure7.6m wide x 7.6m deep and 2.2m high to the eaves and 4.5m to the ridge. The garage would feature two garage doors on the north elevation facing onto the service lane and a pedestrian width door on the south elevation accessed from the garden.

2.2 The garage would feature a pitched tiled roof and finished in a sand/cement smooth render and painted to match the dwellinghouse. The garage would be positioned 1.om away from the west boundary and 2.6m from the east boundary. The spaces between the garage and the boundary would be in filled with timber fencing and a gate access from the rear lane.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.

PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area zoned as residential on the Onchan Local Plan Order 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically relevant to the assessment of planning application:

4.2 Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

4.4 General Policy 2 (GP2) (in part) 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;

4.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

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                                      18/00251/B                                     Page  3  of  4

REPRESENTATIONS 5.1 Onchan District Commissioners has no objection (10/04/18)

5.2 Highways Services have commented and do not oppose. (06/04/18)

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) impact upon the neighbouring amenities. (GP2(g)) (iii) impact in terms of highway safety and parking provision (GP 2 (h))

6.2 It is noted the scope of works are contained solely to the rear elevation of the dwellinghouse and only visible from the rear service lane that also serves the rears of 'The Park'.

6.3 The garage would sit within an area that is characterised with detached buildings used as residential garages. In so far as the siting of the structure, it would sit comfortably within the context of immediate surrounding area and closely associated with the residential properties in the vicinity.

6.4 The proposed garage would be limited to single storey with a pitched roof and would seek to match the neighbouring garage in height and design which would be relative to the scale and character of the surrounding garages and properties. The proposed garage would be appropriate when read within the context of the area. It is considered the proposal would be an acceptable form of development in this location which would still leave some rear yard area for private amenity space and rear access.

CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

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                                      18/00251/B                                     Page  4  of  4

Decision Made : Permitted

Date : 14.06.2018 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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