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                                      19/00591/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00591/B Applicant : Mr R & Mrs A Jones Proposal : Erection of garden room replacing existing garage at rear of property Site Address : Cair Vie Belle Vue Peel Isle of Man IM5 1UH

Planning Officer: Mr Paul Visigah Photo Taken : 19.06.2019 Site Visit : 19.06.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 01.07.2019 __

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 the Location plan and drawing numbers PL429-2, PL429-3, PL429-4 and PL429-5, date stamped and received 22 May 2019.

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is the curtilage of a detached single storey house, at Cair Vie, Ramsey Road, which sits opposite Belle Vue Park. The dwelling is located on northern side of Ramsey Road and is 42m south east of the disused Quarry in the north western section of Peel.

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1.2 At the rear, is a well laid out garden which is connected to the rear garage that has its access on Briardale Track. This track serves as a link between Ramsey Road and Mourne View Road.

1.3 There is a hard standing in front of the dwelling able to accommodate three standard sized cars. This hard standing is connected to the front garden and the entrance to the dwelling by a pedestrian walk way.

THE PROPOSAL 2.1 The planning application seeks approval for the erection of garden room replacing existing garage at rear of property.

2.2 The works will involve removing the existing double detached garage which measures 6m x 5.5m and has a total height of 3m from ground level to top of roof (2m eaves height). The wall material appears to be masonry and painted white. In its place, a garden room will be built which will be 5.6m x 4.1m and 3.8m high; from ground level to roof ridge and 2.6m from ground level to eaves.

2.3 The garden room will have a pitch roof like the replaced garage, although its pitch will be higher. This building will have oak frames and will be clad in timber. The roof will be a grey slate roof to match the main building or the replaced garage. The roof will project out by 1.4m to create a porch on the front elevation of the garden room.

2.4 The green house will be relocated to the north eastern section of the site to create room around the new garden room and facilitate the remodelling of the landscape of the site. The tress around the work area will be retained to form part of the remodelled garden.

2.5 A new boundary fence will be built on the rear elevation of replace the existing timber fence. This will be built to match the existing timber fence.

PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan (1989) as 'Predominantly Residential' and it is not located within a conservation area. As such, the development is expected to comply with the following Strategic Plan policies:

3.1.1 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; (n) is designed having due regard to best practice in reducing energy consumption."

3.1.2 Paragraph 8.12.1 of the Strategic Development Plan will also be vital in assessing this application. It states that: 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.

PLANNING HISTORY

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4.1 The application site has been the subject of four previous planning applications, although only one of those applications is considered to be materially relevant to the assessment of this current planning application.

4.1 Planning approval was granted for Installation of window to replace existing garage doors and door to side elevation (12/00518/B). This application was implemented and as such reduced the available parking within the curtilage of the dwelling to two in the detached garage and three on the hard standing in front of the dwelling.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 The Department of Infrastructure (DOI) Highways Division although consulted on 3 June 2019, have not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.2 The Arboricultural Officer although consulted on 3 June 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.3 Manx Utilities Authority although consulted on 3 June 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.4 Peel Town Commissioners although consulted on 3 June 2019, have not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

ASSESSMENT 6.1 The dwelling is situated within an area designated as being in residential use where there is a principle in favour of extensions or alterations to existing residential properties. The fundamental issues to consider in the assessment of the current proposal are the impacts on the character of the surrounding area, on neighbouring amenity and the potential loss of off street parking provision.

6.2 The proposed garden room will sit on a smaller foot print than the existing garage (from 33sqm. to 28.7sq.m.). Also, the works proposed are all at the rear; screened from public view and will therefore have a limited or no effect on the character of the surrounding area. Although sections of the works may be seen from Briardale Track, the shrubbery on that section of the property which will be retained and the 1.6m timber fence along that boundary will screen the works and diminish views from the street scene.

6.2 The proposed works are also situated a sufficient distance from the boundaries as to ensure no adverse impacts on the trees and not to result in any new or adverse impacts on the amenities or living conditions of the neighbours at Briardale, Wave Crest and Carrick Jairg. Additionally, since the proposed garden works adjoins the rear gardens of the neighbouring properties, it will create a congruent garden view between the proposal site and the abutting rear gardens which will improve the rear views of the properties. Whilst the introduction of a window on the rear elevation of the garden room may result in overlooking of adjacent property (Briardale), in this case, the arrangement of the gardens is such that the 1.8m high timber fence will shield potential views to the rear garden of the abutting property. It is also worth noting that Briardale has a conservatory which has some view of the proposed garden room. Granting the garden room is 800mm higher than the existing garage, its scale and form are not dominant when compared to the abutting property at the rear, therefore limiting the visual impact.

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6.3 Regarding the possible impacts of the development on car parking, the works will not be detrimental. Currently, the dwelling has two parking spaces within the detached garage and three parking spaces on the hard standing area within the site. As such, the dwelling will still have three parking provisions which exceed the prescribed standards for residential properties on the Island.

CONCLUSION 7.1 It is considered that the works comply with the requirements of the relevant Strategic Plan policies and the application is supported.

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: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

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 : 01.07.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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