Officer Report

Application No.: 17/01125/B Applicant: Mr Michael & Mrs Carly Stratton Proposal: Replacement of garage door with glazed sliding/folding doors Site Address: Villa Mattio Main Road Glen Maye Isle of Man IM5 3BH Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.11.2017 _________________________________________________________________

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 decision relates to drawings CM/001 and CM/002 both received on 30th October, 2017. _______________________________________________________________

Interested Person Status

Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling situated on the north eastern side of the main road which passes through Glen Maye. The property is set back from the highway by around 14m. The house is a modern one with a first floor conservatory on the front elevation and a two storey dwelling to the rear of this with a single storey garage to the south east with a single garage door within the frontage.

1.2 The property has a driveway in front of the house which is 25m long and 5.5m wide at its narrowest. THE PROPOSAL - 2.1 Proposed is the conversion of the garage to living accommodation (a games room) which itself would not constitute development, and the replacement of the garage door with a set of five bifold doors framed in hardwood and double glazed. PLANNING POLICY - 3.1 The site lies in an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as Proposed Residential. As such, the following parts of the Strategic Plan are considered relevant in the consideration of the application:

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;

PLANNING HISTORY

4.1 The dwelling was built under the provisions of 88/04400/B and various alterations including the conservatory have been approved since, none of which is considered relevant to the consideration of the current proposal. REPRESENTATIONS - 5.1 Patrick Parish Commissioners have no objection (16.11.17). ASSESSMENT - 6.1 The proposed changes make little impact to the character and appearance of the property and the changes themselves do not impact any adjacent property due to their position. The only remaining issue is whether the loss of the garage would have any adverse impact on highway safety and this will be as a result of the site not being able to provide sufficient car parking off road.

6.2 The Strategic Plan requires residential property to have at least two parking spaces available to it. In this case, the loss of the garage will remove two parking spaces but there is still space on the drive for at least four vehicles to park with space remaining on the narrower part of the drive closest to the road. As such, it is considered that the loss of the garage will not result in any adverse impact on highway safety in this instance. CONCLUSION - 7.1 The application is supported. It is not considered necessary to suspend the provisions of pdo in respect of a further garage given the size of the size and the unlikelihood that this would result in an adverse impact. 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:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 : 29.11.2017 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.