Demolition of existing garage and kitchen extension
Site Address:
Ivy Cottage Smeale Road Andreas Isle Of Man IM7 4JA
Officer's Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE HIGHWAYS DIVISION HAVE RECOMMENDED THAT THE APPLICATION IS REFUSED, WHILST THE APPLICATION IS RECOMMENDED FOR APPROVAL
The Application Site
The application site is the residential curtilage of a detached pre 1921 two storey dwelling, located on the edge of the b6 Smeale Road highway in the Andreas open countryside. The dwelling is connected to a traditional single storey outbuilding via a more modern infill development comprising a single garage and kitchen area. The nearest properties to the buildings on the application site are 17.5 metres to the north and 73 metres to the south. No properties are located within a 70 metre radius to the east or west of the application site.
At the time of visiting the site, the kitchen area had already been demolished and only the front entrance of the garage facing the highway remained. The garage is set back approximately 2.5 metres off the highway and is accessed from Smeale Road via an existing entrance between the dwellinghouse and associated outbuilding.
The dwelling and barn are constructed from Manx stone and painted a cream colour. At the time of visiting the site, the pitched slate roof of the dwelling was currently being repaired and rendering work to the side elevation of the dwelling, not facing the road, was being undertaken. Following discussions with the agent, a separate retrospective planning application is to be submitted for the rendering works and replacement windows in the dwelling.
The Proposal
Proposed is the demolition of the existing garage and kitchen extension. Upon completion of the demolition, the applicant seeks to retain the previous developed space for on-site parking purposes. Vehicular access to the site for parking purposes will remain as existing.
Planning History
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
08.03.2012
Site Visit:
08.03.2012
Expected Decision Level:
Planning Committee
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is designated as an existing dwelling within 'open space'.
There are no policies within Isle of Man Strategic Plan 2007 that specific relevance to this application; given the minor scale of the proposed development at the sites location outside of planned land-use zones. Subsequently, the proposal should be assessed against its impact on the countryside and character of the adjoining application buildings.
Representations
Andreas Parish Commissioners have no objection to the proposal.
The Highways Division initially recommended the proposal should be refused as it would remove the off-road parking space. Further details were then obtained from the agent and forwarded to the Highways Division for further consultation, stating the applicant seeks to retain the garage space upon completion of demolition for on-site car parking. Subsequently, the Planning Department were informed the highways would not oppose the parking proposal until further correspondence requested parking space measurements and visibility splay measurements. However, given the fact the proposal would result in greater on-site parking space, the Planning Officer it would be unreasonable to ask the applicant to submit the details requested by the Highways Division and as such ask the Planning Committee to decide upon the application.
Assessment
The proposed demolition of the garage and kitchen extension would enhance the original character of the built development on the site as it would return the barn and dwelling to their separate forms, and subsequently enhance the appearance and character of the open countryside.
Whilst the Highways Division initially recommended that the proposal is refused on the basis that the only off-road parking space would removed, and subsequently pursued an approach to achieve on-site parking in accordance with current parking dimensions and visibility splays; it is considered that this is an unreasonable approach given the proposal would create larger on-site parking space, and the historic nature of visibility splays from the application site and its location in a low density housing area of the open countryside.
Overall, it is considered that the proposal is acceptable on the basis that it would lead to the enhancement of the original character of the buildings on the site and appearance of the wider countryside. Furthermore, it would be unreasonable to refuse the application on on-site parking ground on the basis the resulting parking space would be greater in area. With regards to visibility splays from the vehicular entrance, it is considered that the on-site parking arrangement is historic and should not be mitigated by current visibility requirements given the age and character of dwellings on site.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Andreas Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 05.04.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to demolition works to be carried-out to the extent shown in drawing no. 2096/11/01 and 2096/11/100, received on 15 February 2012.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Permitted Committee Meeting Date : 16.04.2012
Signed : [Handwritten signature]
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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