Loading document...
==== PAGE 1 ====
17/00836/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00836/B Applicant : Mr & Mrs Joseph Bromley Proposal : Conversion of garage to study including installation of rooflight Site Address : 5 Baldrine Park Baldrine Isle of Man IM4 6DE
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit : 05.09.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.09.2017 __
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 approval relates to drawings referenced JB/1/17 date stamped 3rd August 2017,
__
Interested Person Status - Additional Persons
None __
Officer’s Report
APPLICATION SITE 1.1 The application site comprises the residential curtilage of a detached dwelling located on Baldrine Park in Baldrine, Lonan. The property is a gable fronted bungalow that sits at a higher level than the highway. Attached to the north east elevation is an attached flat roof single garage.
PROPOSAL
==== PAGE 2 ====
17/00836/B Page 2 of 3
2.1 Proposed in a conversion of the garage to a study. The proposal would see the removal of the garage door and the replacement of a window to match the existing on the front elevation. Also proposed is the installation of a roof light on the flat roof measuring 2.5m long and 1.0m wide.
PLANNING HISTORY 3.1 The following previous planning applications are considered relevant in the assessment and determination of this application;
3.2 12/00511/B - Alterations and extension to dwelling and alteration to driveway and access. Approved.
3.3 11/00498/B - Alterations and extensions to dwelling and alterations to the driveway and access. Permitted.
PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this 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; (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;
4.4 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."
REPRESENTATIONS 5.1 Garff Commissioners have not commented at the time of writing.
5.2 Highways Services commented on the amended plans (19/09/17) and do not object.
ASSESMENT
==== PAGE 3 ====
17/00836/B Page 3 of 3
6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing building; (ii) that on the surrounding area and street scene and finally iii) on highway safety.
6.2 The level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the character and quality of the landscape and wider surrounding area.
6.3 The existing driveway is generous in terms of width and length and can easily accommodate two vehicles side by side which satisfies the parking requirement without the need for the garage for this purpose.
RECOMMENDATION 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 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:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 21.09.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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.
Copyright in submitted documents remains with their authors. Request removal