DEC Officer Report

Application No.: 19/01401/B Applicant: Mr Paul Carpenter Proposal: Erection of extension to existing detached garage to provide storage space Site Address: Sandygate House Clenagh Road Sandygate Ramsey Isle Of Man IM7 3AF Planning Officer: Mr Peiran Shen Photo Taken: 15.01.2020 Site Visit: 15.01.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.02.2020 _________________________________________________________________

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 detached garage hereby approved may be used only in association with the main dwelling house "Sandygate House" and for purposes incidental to the use of main dwelling house "Sandygate House" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 101 received on the 17th December 2019 and retained thereafter.

Reason: The dwelling 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 the submitted documents and drawings 001,002,100,101, datestamped as having been received on 17th December 2019. _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

Langford, Ballamoar Straight, Sandygate, IM7 3AQ as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of Sandygate House, Clenagh Road, Sandygate, Ramsey, a two-storey detached house with a detached garage located at the southwest corner of the junction of Jurby Road and A14. - 1.2 The site has two accesses, one on the north boundary and one on the southeast corner of the site. The detached garage is at the southwest corner of the site, surrounded by several trees around the boundary. The area around the garage is hardened with concrete. The area around the concrete is covered with gravel, which connects with both driveway, and the rest are grassed garden. - 1.3 The existing garage has a pitched roof with skylights. It is a 7m square and 5m high. The garage is facing east. On the northeast elevation, there is a garage door on the ground floor and a top-hung casement window on the attic. On the northwest elevation, there is a side door and two top-hung casement windows. The windows all have a slim sill.

2.0 THE PROPOSAL - 2.1 The proposed is the erection of an extension on the southwest elevation of the existing garage. The extension will face north. The extension will be 6m wide, 5m deep and 3.9m high. There will be no opening to connect these two buildings together. - 2.2 The extension will have a pitched roof with skylights, same style as the existing garage. On the northwest elevation, there will be a garage door. On the southwest elevation, there will be a side door and a top-hung casement window, similar in design and style to match the existing ones.

- 3.0 PLANNING HISTORY

3.1 The detached garage was approved under PA 15/01088/B. - 4.0 PLANNING POLICY

4.1 In terms of local policy, the site lies within an area designated as "Area of Private woodland or Parkland" in the 1982 Development Plan.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

4.3 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".

4.4 General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan." - 4.5 Environment Policy 3: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." - 4.6 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.7 RDG (July 2019) 4.2.1 state: "In relation to single-storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties." - 4.8 RDG (July 2019) 4.2.3 states: "The acceptability of the length/ depth of a single-storey extension will depend on the positioning and size of neighbouring properties." - 4.9 RDG (July 2019) 7.2.1 states: "There are some common issues in relation to impact on neighbouring properties which may apply to both new dwellings and extension to dwellings, and these are:

• O Potential loos of light/overshadowing; O Potential overbearing impact upon outlook; and O Potential overlooking resulting in a loss of privacy"

- 5.0 REPRESENTATIONS

5.1 Jurby Parish Commissioners have no objection on this application (01/02/2020).

5.2 DoI Highway Services do not oppose this application (06/01/2020). - 5.3 DEFA Forestry, Amenity and Lands Directorate confirm that the impact on surrounding trees is unlikely (16/01/2020). - 5.4 Residents from Langford, west to the application site, wrote in an objection (13/01/2020). The comments are summarised as the following:

• o The boundary between two properties is shown inaccurately in plan and in reality;
• o The development involving the boundary bank destabilised adjacent trees;
• o The destabilised are compromising the safety of their site;
• o There were attempts at altering the existing garage into living accommodation;
• o The proposed development will facilitate alteration mentioned above;

• o The existing development disturbed regular surface water drainage;
• o The disturbed drainage leads to foul water overflown, creating foul smell and endangering their orchard;
• o They prefer the proposal to move away from the boundary

5.5 The applicant wrote in a letter in response to the comment from Langford (20/01/2020). His comments are summarised as the following:

• o The application is for a storage only;
• o The application is designed for minimal impact on the public and the Langford;
• o The boundary stays the same from the time of purchase;
• o The original boundary was confirmed by the old mesh wire fence which remained intact;
• o The trees were no affected by previous application;
• o The garage was accommodation for his guests on a temporary base;
• o There has been no increase in surface water nor did it cause smell from foul water

- 6.0 ASSESSMENT

6.1 The erection of a garage is listed as permitted development in the Town and Country (Permitted Development Order) 2012. However, this garage is an extension to the existing garage and it should be considered a second garage (the requirement is only one within the curtilage), and the eave is around 4.5m (higher than the limit of 2.9m). Therefore, the proposal does require a planning approval.

6.2 The proposed, however, is an extension to a detached garage. It is considered that the policy on extensions would apply here, as the potential impact on visual design and neighbouring amenity are similar for both. - 6.3 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours. - 6.4 The extension is at the rear of the property, there are no public vantage points that have a clear view of the extension. The extension is designed in a similar style as the existing garage. It should not stand out around the neighbours. Therefore, there is no adverse impact on the character or landscape of the area. - 6.5 Since the dwellings and its adjacent dwelling are all detached house, there is little concern regarding the loss of light and overbearing impact upon the outlook of neighbouring properties. - 6.6 There is plenty of distance between the proposed extension to the closest dwelling so there is no loss of privacy for the neighbouring dwelling. - 6.7 In terms of boundary issues and drainage, there are within the responsibility of other organisation and therefore not a material concern to this case. However, given the comments from DEFA FALD, there is no evidence the development would impact the trees nearby.

6.7 The development is outside areas that are designated for "Predominantly Residential Use" or proposed for residential development. Therefore, there is a presumption against any development unless there is an exceptional circumstance. However, given the small scale of the development and there is no adverse impact on the neighbours or surroundings therefore GP2 can be applied here. - 7.0 CONCLUSION

7.1 For the reasons that the proposal is considered to comply with GP2 of the Strategic Plan, it is recommended for an approval. - 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 which 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.

Decision Made : Permitted Date : 17.02.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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