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17/01002/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01002/B Applicant : Mr & Mrs Stuart Drummond Proposal : Extension to existing garage Site Address : 7 Beach Road Port St. Mary Isle Of Man IM9 5NG
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.10.2017 __
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;
The development hereby approved relates to Drawing 01, date-stamped as having been received 19th September 2017.
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Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 7 Beach Road, Port St Mary, which is a detached one-and-a-half-storey bungalow located on the southern side of the highway with first floor windows at both gable ends. The property is one of several properties of a similar size and style that line both sides of Beach Road.
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17/01002/B Page 2 of 3
1.2 No.7 has an existing garage to its northeastern elevation: this is flat-roofed, and sited slightly back of the front building line, although this is already broken by an existing, square bay window. To the rear of the garage is an attached piece of built development that is apparently internally divided from the garage, though floorplans have not been provided and so this is uncertain.
1.3 The dwelling has two accesses and its frontage has been laid to hardstanding. Accordingly, the dwelling has no front garden so to speak, with the area instead being more akin to a large driveway.
2.0 DESCRIPTION OF THE APPLICATION 2.1 Full planning approval is sought for the extension to, and forwards of, the existing garage to a distance of 1.1m. The existing flat roof would be retained, while the new garage doors would be side-hung steel as opposed to the current sectional door. The extended garage would match the projection depth of the bay window, and would be finished to match the existing dwelling in terms of materials used.
3.0 PLANNING HISTORY 3.1 There have been a number of applications associated with this dwelling, none of which (including that for a replacement conservatory roof earlier this year) being judged to be of especial material relevance to the current proposal.
4.0 PLANNING POLICY 4.1 The application site is located within an area zoned as Predominantly Residential under the Area Plan for the South 2013. Accordingly, the scale and nature of the development proposed is such that it falls to be assessed against General Policy 2, Transport Policy 7 and paragraph 8.12.1 of the Strategic Plan.
5.0 REPRESENTATIONS 5.1 Highway Services of the DoI sought to defer consideration of the application on 12th October 2017, noting as follows:
"Whilst this application relates to a small extension of the garage, the drawings do not show the relationship between the front of the garage door and the drive length as it connects with Beach Road.
"The minimum length for a drive in front of a garage is 6.0m, this is to ensure a vehicle does not overhang / obstruct the public highway.
"In order to progress this application further details are requested confirming drive length directly in front of the extended garage.
5.2 Having discussed this with the highways engineer, he noted that the existing drive has both an 'in' and an 'out', and that these are connected by the lack of a grassed front garden. He noted that the length of the driveway between the existing garage and the highway is currently 5.7m and that this will be shortened to 4.6m under the current application. On the basis of this extra information, he was content to offer no objection. This view was expressed during a conversation on 24th October 2017.
5.3 Port St. Mary Commissioners offered no objection on 12th October 2017.
6.0 ASSESSMENT 6.1 The existing garage is already large enough to park a car and there is plenty of hardstanding on site to enable the parking of vehicles. That the extension is therefore unlikely to result in the ability to park additional vehicles on the site is not judged to be concerning.
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17/01002/B Page 3 of 3
6.2 Extensions to dwellings forward of building lines, especially where they are quite well- established as here, can be difficult to successfully accommodate. However, the intention to tie that which is proposed in with the bay window is welcome and will ensure the visual impact from this forward projection is limited, with the principle elevation of the dwelling continuing to be its predominant feature. It is to be lamented that the opportunity has not been taken to amend the roof style, which does little to enhance the dwelling's appearance, but this is not reason enough to warrant the application's refusal.
7.0 CONCLUSION 7.1 The development proposed is minor in nature and there are no significant conflicts with the development plan. __
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 : 26.10.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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