110236

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                                      18/00839/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00839/B Applicant : Mr Marc Logan & Miss Samantha Edmund Proposal : Alterations, replacement rear porch, installation of a garage door within rear wall and creation of off road parking (in association with 18/00840/CON) Site Address : 17 Wesley Terrace Douglas Isle of Man IM1 3HG

Head of Development Management: Miss Jennifer Chance Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.10.2018 __

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 application relates to the following plans/drawings/photographs: 023/99; 023/100; and 023/101 all date stamped 9 August 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 Mid terrace property within Woodburn Road conservation area with rear alley. The property is not registered

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                                      18/00839/B                                     Page  2  of  3

2.0 PROPOSAL 2.1 Planning approval is sought for the demolition and replacement of an existing rear porch and demolition of most of the rear boundary wall to provide a parking space. The wall is to be replaced with a roll up garage door.

3.0 PLANNING POLICY Douglas Local Plan 1998: Site Designation - 'Predominantly Residential' Woodbourne Road Conservation Area Character Appraisal Isle of Man Strategic Plan 2016: General Policy 2 (GP2) Environment Policy 35 seeks to ensure that development preserves or enhances the character or appearance of the CA

4.0 PLANNING HISTORY 05/00018/B: Creation of parking space by partial removal of back wall - approved

5.0 REPRESENTATIONS Douglas Corporation: No objection 18.9.18

Highway Services: 18 September 2018 'The application does not confirm, or demonstrate on existing and proposed site plans, if the replacement porch would have the same footprint in the same location as the existing porch. If it is larger or in a different location then the applicant will need to provide existing and proposed site plans at scale to show the area remaining for proposed site parking. There is no existing site parking. Drawing no. 100 shows that the proposed site access would be 4.5m wide with a roller shutter door. A swept path plot for a 4.2m length car is also shown to demonstrate that a small car could turn in and out of the proposed site car parking space however a large car is over 5m in length. The minimum driveway space in the 'Manual for Manx Roads' design guide is 2.5m x 5.5m. The width of the site parking area adjacent to the proposed site access would therefore be sufficient at 4.5m wide however the length of the proposed site parking area is below design standards at between 5.1m and 5.6m. Subject to the location of the porch as described above, a large car should be able to be accommodated on the site but it would need to be parked at an angle to avoid overhanging the adjacent back street and to be able to close the roller shutter door. More than one vehicle manoeuvre may be required for a car to turn in and out of the site. Highway Services request that the application is deferred to allow the applicant to consider the above.'

6.0 ASSESSMENT 6.1 The considerations in the determination of this application are the impact on the character and appearance of the conservation area and any impact on highway safety. It is noted that planning approval has previously been given for the partial removal of the rear wall.

6.2 The rear wall is made of stone and is possibly one of the last remaining original features of this rear access yard, and such it ought to be acknowledged that this is a loss in respect of the historic character of the area. However, in itself it does not add to the character and appearance of the conservation area as a whole and its loss would be unremarkable, particularly in a street where little else remains.

6.3 The comments of Highway Services are noted, as are the ideal standards for proposed new parking spaces. However, in this instance the proposed parking space is to be within a rear yard that is constrained by its boundaries (noting that the replacement porch does not project beyond the rear elevation of the house as per the existing). It is for the occupiers of the property to use the parking area as well as they can and if this means they need a smaller

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                                      18/00839/B                                     Page  3  of  3

car or motorcycle to be able to easily manoeuvre in and out of the site then this will be in their gift. It is for them to ensure that they do not obstruct the lane. The proposal would not result in an undue impact on highway safety, although it is acknowledged that the difficulties of manoeuvring in and out of the space may cause inconvenience for other users of the back lane. As all back lanes are relatively narrow, the need for courtesy to neighbours is quite common. It cannot be a reason to refuse the application. __

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.

Decision Made : Permitted

Date : 18.10.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.