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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00783/B Applicant : John Kelly Proposal : Replacement of existing workshop with a new dwelling Site Address : Workshop Main Road Glen Vine Isle of Man

Case Officer : Miss S E Corlett Photo Taken : 15.08.2017 Site Visit : 15.08.2017 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 25.08.2017 __

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.

C 2. No works may commence until such times as the porch at number 1, Glen Vine Cottages has been removed or reduced in size as shown in drawing 4496/S1.

Reason: To ensure that the proposed development has acceptable levels of visibility afforded to it.

C 3. The parking areas shown on the approved plans shall remain free from obstruction throughout the life of the development.

Reason: In the interests of highway safety

The Plans on which this recommendation is based are:

Drawings 4496/S1A, 4497/EX1, 44497/P1 and the unreferenced location plan, all received on 21st July 2017.

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Interested Person Status

By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case, Manx Utilities and (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.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. __

Officer’s Report

THE SITE 1.1 The site is a parcel of land which abuts the curtilage of Glen Vine Bungalow which in turn lies to the south of the A1 Main Road in Glen Vine. The site lies in the middle of built development in the form of Glen Vine Bungalow to the south west, Glen Vine House to the south east and 1, 2 and 3, Glen Vine Cottages which front onto the A1. 1, Glen Vine Cottages has a large projecting porch which has planning approval for its reduction. To the north of the site is the former Glen Vine Motor Museum, now used as a store. The most recent application for that site, 02/01168/B was approved subject to the condition that "The building may only be used for the storage and maintenance of vehicles associated with the motor museum within the site and may not be used as a general commercial vehicle repair garage."

1.2 The site accommodates an existing building which is a workshop. It is currently approved as workshop although planning approval was granted under 08/01147/B for the alterations and conversion of the building into a light industrial/commercial building which was approved subject to conditions inter alia that the use shall remain incidental to the use and enjoyment of Glen Vine Bungalow as the separation of the uses could well lead to significant harm to both residential amenity and highway safety.

1.3 The existing building is a functional structure with a footprint of 11.5m by 25.5m with a narrower section to the west of 15m by 9.5m wide and a lean to section on the southern side adding a further 4.5m by 25.5m and another rear annex adding 7m by 5.5m. The building is finished in blockwork and cladding with a sheeted roof. The building is visible from the A1 down the lane alongside Marown TV but this is a limited view.

1.4 Access is available to the site from the A1 down the lane alongside Marown TV and this also provides access to Glen Vine House and Glen Vine Bungalow and the loading and delivery area of Marown TV. This access was the focus of an application, 09/00539/B for the erection of a dwelling alongside Glen Vine House which was refused at appeal on the basis of the inadequacy of the access to safely accommodate more traffic, principally as the visibility in both directions for those emerging from the lane onto the A1 was very poor.

THE PROPOSAL 2.1 Proposed is the replacement of the workshop with a new dwelling. The dwelling will be built on the footprint of the existing workshop with the main walls coincidental with those of

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the existing. At the rear, the existing footprint of the rear annex will be widened by double the width and the rear lean-to will not be replicated other than with a small porch on this elevation which will not project out so much. A small walled garden will be created to the south east with what looks like the rest of the amenity space laid out as hard surfacing within which vehicular access and parking will be provided (there is sufficient space for the parking of a number of vehicles together with turning space).

2.2 The building will be single storey with rendered walling and dark blue or grey tiled or artificial slate roof with single pane windows. There is to be a pitched roofed dormer window in the north eastern elevation and two rooflights elsewhere within these north eastern facing roof planes but these are to serve the ground floor accommodation which will be built with attic trusses to enable full height living accommodation within.

2.3 The property will be drained using existing systems to the main foul sewage system and to existing surface water drainage routes to the south of the site (through the Glen Vine Bungalow site).

2.4 The application includes letters of support for the development from the owners of the following properties:

1 and 3, Glen Vine Cottages, Glen Vine House, Manx Motor Museum and 1, Glen Vine Bungalow.

PLANNING POLICY 3.1 The site is within an area designated on 1982p as Existing Predominantly Residential (which acknowledges the line of dwellings along the south western side of the A1 and then dips to the south west to acknowledge Glen Vine Bungalow. The land to the north west of this is designated as Market Garden.

3.2 As such, there is a presumption in favour of residential development as set out in General Policy 2 of the Strategic Plan subject to the development satisfying the following criteria:

(b) it respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) it does not affect adversely the character of the surrounding landscape or townscape; (g) it does not affect adversely the amenity of local residents or the character of the locality; (h) it 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) it does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) it can be provided with all necessary services and (k) it does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan.

PLANNING HISTORY 4.1 The site and surrounding land has been the subject of a number of applications the most relevant of which are listed above.

REPRESENTATIONS 5.1 Manx Utilities have advised that they are aware that there may be mains sewerage under the existing building which may need to be relocated as part of any redevelopment (15.08.17).

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5.2 Highway Services do not object as the proposal is to replace an existing workshop with a new dwelling. The access arrangements are directly onto Peel Road which are substandard based on third party land constraints. Nevertheless, the traffic generation from an existing use such as a workshop in comparison with a dwelling are not thought to be any different, therefore any reason for refusal based on additional traffic using a substandard access would be difficult to substantiate as a reason for refusal. The proposals are therefore considered acceptable. Please attach the following condition:

The parking areas shown on the approved plans shall remain free from obstruction throughout the life of the development.

Reason: in the interests of highway safety (23.08.17).

5.3 Marown Parish Commissioners indicate that they do not oppose the application (18.08.18).

ASSESSMENT 6.1 The issues here are whether the proposed dwelling has acceptable amenities in terms of outdoor space, parking and access facilities, whether there would be any adverse impact on the living conditions of those in nearby property and finally, whether there would be any adverse impact on highway safety. In assessing these aspects it is relevant to consider not only the relevant planning policy but also the applications listed above which draw attention to the potential for development on this site to be harmful to the living conditions of those in neighbouring property and highway safety and also the recent application to shorten the porch on 1, Glen Vine Cottages which is specifically referred to as obscuring visibility from the access lane onto the A1. If planning approval is granted, a condition should be attached which precludes development until such times as the porch has been shortened such that the appropriate visibility is available.

6.2 The existing building does not add positively to the character or amenity of the area and its presence increases the likelihood of industrial type traffic coming and going and similar operations being undertaken within the building. At the time of the site visit, a large wagon was parked in front of the building.

6.3 Visibility at the entrance to the lane from the A1 is limited to the west by the porch and to the east by vehicles legitimately parked in association with Marown TV and also by a pavement sign which sits within this area. When this area is clear, visibility is available for a significant distance. When it is not, vehicles can only be seen when they are around 50m away. Whilst this is not ideal, it must be considered whether the proposed development would result in a significant change in vehicular traffic using the entrance. Whilst a residence will result in domestic traffic, often at peak times during the week, the legitimate use of the building could result in traffic coming and going at different times and particularly when there are vehicles and signage in the area blocking visibility to the east. It is not considered that the proposed development will result in a significantly worse situation regarding traffic than the current situation, arguably it will improve things.

6.4 The property would have a small garden to the north and sufficient space in which to park and turn a vehicle.

6.5 The issue regarding the existing sewer can be addressed through liaison with Manx Utilities and engineering operations.

6.6 The proposal is considered to be acceptable and is recommended for approval.

INTERESTED PERSON STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

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(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, in this case, Manx Utilities and (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.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Decision Made : Permitted Date : 04.09.2017

I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Determining officer

Signed : C Balmer

Chris Balmer

Senior Planning Officer