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17/00871/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00871/B Applicant : Mr David Salkeld Proposal : Alterations, driveway extension and erection of a replacement detached garage with ancillary living accommodation above Site Address : Perk Cottage Knock Froy Road Santon Isle Of Man IM4 1JD
Case Officer : Miss S E Corlett Photo Taken : 02.11.2017 Site Visit : 02.11.2017 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.11.2017 __
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.
C 2. The garage must be available for the storage of motor vehicles in association with the occupation of Perk Cottage or any replacement thereof on the site as defined in the application together with the use of the upper floor only as accommodation ancillary to that of the main house on the site.
Reason: To control the unwarranted spread of development in this rural area.
C 3. Prior to the commencement of the erection of the garage hereby approved, the finished colour of the timber boarding on the roadside elevation shall be approved in writing by the Department and the garage shall be constructed in accordance with the aproved details and retained as such thereafter.
Reason: To ensure that the impact of the building is mitigated as far as is possible.
Plans/Drawings/Information;
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This approval relates to drawings 1329.G2 Revision 1 received on 6th October, 2017 and 1329.G1, 1329.G3 and the site plan all received on 16th August, 2017.
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Interested Person Status - Additional Persons
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Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND THE PROPOSAL COULD BE CONSIDERED TO REPRESENT A DEPARTURE FROM THE DEVELOPMENT PLAN
THE SITE 1.1 The site is the curtilage of an existing single storey dwelling situated on the northern side of Knock Froy Road which leads from the A5 Castletown Road past Knock Froy motocross track to Knock Froy Farm. The area has a number of dwellings within it, the most noticeable being Cronk Froy and High Bank both of which are new dwellings replacing earlier, smaller ones. Green Hedges is a modern bungalow which sits across the lane from the application property.
1.2 Knock Froy Lane is narrow and largely single vehicle width.
1.3 Perk Cottage, the application property is visible from the A5 as one proceeds uphill from The Forge, across the field where the gable and part of the front of the property is visible. The boundary of the site as one passes it on Knock Froy lane is formed by a low grass hedge with plants atop which allows a view over it of the existing cottage and garage.
1.4 Planning approval exists for the replacement of the existing dwelling with a new, two storey residence. The existing dwelling is modest and has a floor area of 92 sq m. The approved replacement dwelling is 2m higher and has a floor area of 262 sq m, an increase of 184%. It is the same design and general layout as was previously proposed but 32 sq m smaller. The new curtilage will not be bounded by any landscaping although there are trees proposed to the north and there will be around 5.5m between the rear of the property and the rear boundary (an increase of 2.5m from the initial proposal), 5.7m between the side of the house and the side boundary to the north. The new house is set back slightly (3.3m) from the position of the existing cottage in order to provide manoeuvring space for the vehicles entering and leaving the site. The existing single garage was shown to be retained to the south of the new house.
THE PROPOSAL 2.1 Proposed now is the replacement of the existing single garage with a larger structure which has a footprint of 9.05m by 7.05m, an eaves height of just over 3m and a ridge level of just under 6m provided by a roof pitched at around 35 degrees and presumably finished in natural slate to match that of the approved replacement dwelling. The existing garage has a footprint of 6.2m by just over 3m, an eaves height of 2.4m and a ridge height of 3.6m.
2.2 The garage will be situated further back than the existing garage, to the south of the house, providing more space for vehicular parking and manoeuvring. The applicant explains that the additional garage space is required to accommodate his cars and collection of vintage motorcycles (scramblers). There is accommodation provided within the roofspace which will be used by the applicant whilst the house is being rebuilt and thereafter by members of the family who visit (children and grandchildren). The accommodation in the upper area amounts to
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around 40 sq m which would be sufficient to accommodate up to three tourists or one permanent resident under the space standards within the Housing (Standards) Regulations 2013.
2.3 In order to try to reduce the visual impact of a larger building here, the applicant proposes to finish the roadside elevation in timber boarding. The building will have three rooflights in this elevation pitch. The front elevation will be a conventional two garage door arrangement with a small window positioned centrally above. The rear elevation will have a much larger, more modern glazed element at first floor level with a single garage door and small window beneath. An external staircase will be added to the rear elevation, made of metal with clear glass panels on the side.
PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for any particular purpose and of High Landscape Value and Scenic Significance. As such, there is a presumption against development as set out in General Policy 3 and Environment Policies 1 and 2, other than where it would accord with other Strategic Plan policies. There are no policies which provide guidance on the erection of ancillary structures such as garages and there is provision for the erection of a domestic garage up to 6m by 6m within a residential curtilage, although in this case, a garage could not be erected in the position shown within the Order as it would lie between the dwelling and the highway which is not provided for.
PLANNING HISTORY 4.1 The most recent application on the site, 17/00214/B proposed a replacement house and was approved.
REPRESENTATIONS 5.1 Highway Services comment that the proposals are to build a new garage within living accommodation above that provides shelter whilst the main house is demolished and re-built. There are no objections to this. The applicant also states that they wish to rent this living accommodation out as a holiday let once the new house is built and they have moved back into the main house. It is noted from the drawings that at least 5 cars could be accommodated within the site. There is no objection at this stage with the garage being let out as a holiday let in principle, however, this is subject to a future planning application. There are no conditions (14.09.17).
5.2 Santon Parish Commissioners have no objection (06.09.17 and 08.11.17).
ASSESSMENT 6.1 The proposal is not in accordance with the provisions of General Policy 3 as domestic garages are not one of the exceptions listed to the general presumption against development in the countryside. The proposed garage is larger than the existing and also larger than what could be erected without planning approval under The Town and Country Planning (Permitted Development) Order 2012. Whilst the building is large, the applicant has tried to reduce the impact by finishing the side elevation which will be most easily seen, in a more natural material
6.2 The character of the site will change once the new house has been erected and it is considered that the scale of the garage will be appropriate to this, perhaps more so than would be the existing garage retained alongside.
6.3 It is important that this is not used as a method of creating a new house in the countryside: there is currently only one dwelling here and what should replace it is another
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single dwelling. It is not uncommon to allow the roofspace of an outbuilding to be used as ancillary living space - for those staying at the main house or for relatives, all of whom would interact with those in the main house and share amenity and car parking space. Whilst this building has been slightly heightened to allow for a little more space in the attic, the eaves level is not significantly higher than that prescribed under the Permitted Development Order, for a domestic garage and as such, what is proposed is not considered excessive in height. Its length is half as much again as what would normally be allowed under PD but as stated above, in the context of sitting alongside a much larger house, it is not considered objectionable in this case.
CONCLUSION 7.1 Although not in accordance with the land use zoning of the Development Plan, the nature of the site including its planning history and detail of the proposal are considered to be material considerations which outweigh this.
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:
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : ...Permitted.. Committee Meeting Date:...27.11.2017
Signed :...S CORLETT... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO
Customer note
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