Officer Planning Report Recommendation

Officer's Report

SITE The application site forms the residential curtilage of Myrtle Villa, Main Road, Ballaugh, which is part of a row of two storey terraced properties, located on the southern side of Main Road.

PROPOSAL The application seeks approval for the erection of a detached garage with garden store/workshop at rear of dwelling.

The proposal would replace an existing single garage and shed with a new single storey pitched roof building which has a width of 8.7 metres, a depth of 5.9 metres and a ridge height of 4 metres.

Land Use Zoing / Planning Policy

The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an Area of High Landscape or Coastal Value and Scenic Significance.

Isle of Man Planning Scheme (Development Plan) Order 1982
The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site and the proposed development the following policies are relevant to be considered:- "General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
(e) location-dependent development in connection with the working of minerals or the provision of necessary services;
(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

Planning History

The previous planning application is considered relevant in the assessment and determination of this application:-

Alterations to create additional living accommodation - 07/00708/B - APPROVED Installation of replacement uPVC windows to front elevation - 02/02571/B - APPROVED

Representations

Highways Division:- "Do not oppose has no traffic management, parking or road safety implication." The Isle of Man Water and Sewerage Authority have made no comments to the merits to the application by ask for an informative note be attached.

The Authority has received no other privately written representations objecting to the application.

Assessment

The proposal is a modest building which replaces an existing single garage and shed. The proposal located to the rear garden would be surrounded by an approximate 1.8 metre high Manx stone wall which runs around the boundaries of the rear garden.

Due to this, but also due to existing landscaping, which in places is above the stone wall, will ensure the proposal from the neighbouring properties is well screened from view.

Also due to the proposals position, size, height and distance from neighbouring properties, the proposal would have little impact upon the residential amenities the neighbouring properties.

Regarding its impact upon the street scene, given it position to the rear garden, the proposal would have no impact upon the visual amenities of the street scene. The proposal would be appropriate in

terms of design, proportion and form with the main dwelling house and therefore an appropriate form of development in keeping with the existing property.

Overall, it is considered the proposal would be an appropriate size, design and position for this site, which will have little impact upon the visual amenities of the area.

RECOMMENDATION

It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.

PARTY STATUS

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ballaugh Parish Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted
Date of Recommendation: 05.01.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the erection of a detached garage with garden store/workshop at rear of dwelling as proposed in the submitted documents and drawings PD-001, PD-002, PD-003, PD-004, PD-005 and PD-006 all received on 29th November 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

5 January 2011 10/01756/B Page 3 of 4

Decision Made : Permitted Date : 21/11/11 Signed : 1 Senior Planning Officer

Officer Planning Report Recommendation

Source & Provenance