180961

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                                      19/00126/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00126/B Applicant : Mrs Alison Boal Proposal : Demolition of existing garage and erection of replacement double garage, garden store and carport Site Address : Ballavoddan Phildraw Road Ballasalla Isle of Man IM9 3EG

Senior Planning Officer: Mr Thomas O'Connor Photo Taken : 01.05.2019 Site Visit : 01.05.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 01.05.2019 __

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.

C 2. All external alterations and finishes to the external fabric of the building shall be in accordance with those indicated in the approved drawings 1614/06/P-10 submitted in support of this application.

Reason: In the interests of maintaining and enhancing the character and appearance of the site.

Plans/Drawings/Information:

This decision relates to Drawing 1614/06/P-10 received on 7th February 2019. __ Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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                                      19/00126/B                                     Page  2  of  4

1.1 The site is the curtilage of an existing building, one of two stone built structures within the curtilage of the dwelling, located on the eastern side of the Phildraw Road (A34) to the north west of Ballasalla.

1.2 The building which is the subject of this application, closest to the dwelling, provides an existing garage and store for the site and a similar garage and store room to that now under consideration has now been approved together with the use of the building running along the northern boundary of the site to provide for 2 holiday cottages as approved under 18/00008/B.

1.3 Two vehicle accesses exist onto the main road, one between the existing dwelling and the garage where there is off road parking for up to two vehicles, and one access between the garage building and the ancillary accommodation providing comfortable off road parking for several vehicles. One of these accesses would serve this application.

1.4 The holiday accommodation approved faces into the site and over the driveway hard standing and east towards the garden. This building is mostly two storey with a pitched roof although there is an existing flat roof, single storey stable adjoining the eastern side.

2.0 THE PROPOSAL 2.1 This application proposes the demolition of the existing garage and its rebuilding to provide a new garage and garden store for the existing dwelling and, also, the erection of a car port to provide two covered parking spaces in association with the two proposed tourist units. This would be similar in terms of its design and scale to that previously approved as part of the approval 18/00008/B. The existing Manx stone boundary wall adjacent to the car port would be retained on the outer walls facing the existing vehicle entrances to the site. Remaining external finishes to the building would now be in a smooth render with a slate pitched roof utilising an 'L' shape form along the boundary.

2.2 The existing stone boundary wall forming the access into the units and running along the roadside boundary is to be retained as existing.

3.0 PLANNING HISTORY o PA 89/1993 - extension to barn - permitted o PA 93/1422 - creation of new gateway and driveway - permitted o PA 00/1168 - erection of a conservatory - refused o PA 00/1948 - erection of a conservatory - permitted o PA 06/1244 - replacement of windows - permitted o PA 06/01334/B - Erection of a garage extension - permitted o PA 15/01019/C - Change of use of existing outbuildings to provide ancillary living accommodation - permitted; o 18/00008/B - conversion of outbuildings to 2 holiday cottages including a two storey extension and associated fencing. Demolition of garage and erection of a double garage, garden store and car port-permitted 2018

4.0 PLANNING STATUS 4.1 The application site is within an area zoned as "Proposed Low Density Housing in Parkland" identified on the Area Plan for the South 2013. This type of housing development is the subject of Planning Circular 8/89 - Low Density Housing in Parkland which states that all trees within such areas are deemed to be Registered. Development within such areas must take the form of substantial dwellings, designed and finished to the highest quality and each dwellings being sited in at least 1 acre of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees. Satisfactory access and provision of services is also required and any application for such development must include a detailed and accurate survey of all existing trees on site.

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4.2 This application requires the replacement of the existing garage with a new garage. In terms of Strategic Plan policy General Policy 2 is most useful in the assessment of the replacement garage.

4.3 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; i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

5.0 REPRESENTATIONS 5.1 Highway Services: No observations received in respect of this application. However, the comments received in respect of the determination of the related previous application 18/00008/B stated that: o ' provided comments on the application stating that the existing access arrangements for the site were to remain unchanged and were suitable and adequate to accommodate single file traffic with sufficient turning space for vehicles to enter and leave in a forward gear. Highways concluded that the loss of the existing garage was not a highway concern as sufficient hard standing/off road parking included the spaces proposed within the new garage was suitable and sufficient enough to meet the needs of the site and the proposals. Highway Services indicated that visibility from the existing access was poor and requested that the new garage building be repositioned to improve highway visibility. To improve the limited visibility it was requested that traffic mirrors be provided opposite each of the accesses. Highways concluded that they had no objection to the application subject to one condition which stated that prior to the occupation the garage, car parking and manoeuvring areas shall be provided and remained free from obstruction thereafter (22/01/2018).'

5.2 Malew Parish Commissioners have no objection to the proposal (06/03/2019)

5.3 No observations have been received from local residents

6.0 ASSESSMENT 6.1 The application would seek to reiterate in many respects the previous approval for the demolition of the existing garage and its replacement with a new integrated garage and car port. Fundamental issues of the visual impact of the proposal, any impact on neighbouring amenity, and any impact upon highway amenity were satisfactorily addressed at the time of the approval of 18/00008/B and remain valid in respect of this application.

VISUAL IMPACT 6.2 Demolition of the existing garage and its replacement with new would be most notable from the highway. The existing barn sits gable end to the road with its external wall directly adjoins the small grass verge of the highway and creates a well-defined edge. Along the longest elevation you can evidently see the bowing of the wall but further into the site the building appears poorer in its condition and not fit for purpose. In this respect, the applicant proposes, as before, to retain most of the boundary wall and replace the existing building with a new building on the same footprint. This building will fall along the same building line of the existing and maintain the defined boundary edge along the highway. The outer gable wall of the building would be finished in stone with a pitched roof which will match with the adjacent buildings. However, the inner wall surfaces will now be changed to a smooth render

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                                      19/00126/B                                     Page  4  of  4

with the rear inner car port gable clad in Yorkshire Board. Other elements such as black upvc gutters and rainwater goods and wood effect sectional garage doors would remain the same. With the presentation of stone walls onto the highway, the appearance of this building within the street scene would be maintained and continue to provide the site with a more practical and useable garage, car port and store area.

HIGHWAY IMPACT 6.3 In respect of the replacement of the existing garage with new and the installation of a car port; Highway Services indicated in respect of the previous very similar application (18/00008/B0 Highway that the number of car parking spaces, hard standing and turning areas provided within the application met the standards of the Strategic Plan and enabled vehicles to enter, turn off the road and exit in a forward gear. Highway Services indicated that they did not oppose subject to a condition relating to the provision of the parking and turning areas prior to occupation of the units.

CONCLUSION 7.1 Overall the demolition of the existing garage and its replacement with a new garage and car port reflects development that has previously has previously been approved in terms of its design, scale and location within the dwellings and is compliant with General Policy 2 of the Isle of Man Strategic Plan 2016.

8.0 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 Planning Committee 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 09.05.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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