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24/00118/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00118/B Applicant : Mrs Liz May Proposal : Demolition of old garage and construction of new garage and store (retrospective) Site Address : Thie Ny Shee Patrick Village Isle Of Man IM5 3AH
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.03.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. By reason of use, size, scale, position behind the house, height and use, the garage is considered to have an acceptable visual and amenity impact in line with General Policy 2 (b, c, g) and Environment Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This application relates to drawing number 24 1806 01 date received 31/01/2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site relates existing dwelling Thie Ny Shee, Patrick Village, Patrick.
2.0 THE PROPOSAL 2.1 Proposed is the retrospective approval for the erection of a detached flat roof garage at the rear of the existing dwelling.
3.0 PLANNING HISTORY
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24/00118/B Page 2 of 3
3.1 The dwelling has been subject to two previous applications for the erection of a conservatory and erection of summerhouse although neither are considered specifically material to the assessment of this application.
4.0 PLANNING POLICY 4.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Order) 1982 as residential and of high landscape value and scenic significance (AHLV). The site is not within a Conservation Area or at any flood risk from surface water flooding.
4.2 The following policies from the 2016 Strategic Plan are considered relevant in the assessment of this application; o Strategic Policies 3 and 5 - promotes good development o Spatial Policy 5 - Building in defined settlements or in line with GP3 o General Policy 2 - General development considerations and standards o General Policy 3 - Exceptions to development in the countryside o Housing Policy 16 - Extensions to non-traditional styled properties in the countryside o Environment Policy 2 - Protection of the character of AHLV
4.3 Also relevant in the assessment is the Residential Design Guide (2021) which provides detailed advice including sustainable development and climate change resilience, design of new houses and extensions to existing residential properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Patrick Commissioners - no objections (23/02/2024).
5.2 Department of Infrastructure Highway Services - No Highways Interest (09/02/2024).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The description for the application implies that the proposed garage is a replacement however no details have been provided and so the previous structure and so the application has been assessed on a new garage only and not as a replacement.
6.2 The proposal relates to the construction of a private domestic garage at the rear of the existing detached dwelling. The houses here form a linear arrangement along the eastern side of the road generally sitting close to each other side by side and with garden space to the fronts and rear. A few of the dwellings already have a driveway running alongside the house to a garage sitting towards the rear.
6.3 These types of garage structures are not uncommon minded that the PD Order allows for a certain level of garage development within the curtilage of an existing house subject to certain criteria such as footprint, roof finish matching the house and ensuring no use for sleeping or living purposes and there being only one garage. The proposal in this case has a larger footprint and is finished with a flat roof compared to the pitched roof of the main house. The garage is not indicated for any sleeping or living purposes.
6.4 Its siting towards the rear has no impact on the existing parking arrangement and so there is no new highway safety issues expected. The garage is installed with two garage doors on the primary elevation and has one window and a single door on the rear reinforcing its overall appearance and use as a private garage building associated with the use of main dwelling only. The flat roof construction helps to reduce outlook impact from the main dwellings as well as
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24/00118/B Page 3 of 3
minimising any overbearing impacts on the neighbours although the set back and set down position coupled with existing boundary treatment and vegetation helps to ensure no unacceptable impact on the amenity of any neighbours.
CONCLUSION 7.1 By reason of its position within the curtilage, its set back location away from the existing driveway area and behind the house the proposal is considered to have an acceptable visual impact and not to detriment the streetscene in line with GP2 (b, c, g) and not to adversely impact the AHLV in line with EP2, and by reason is its position away from the neighbours, its use as a private garage by the main house and its low level roof design helps to ensure no unacceptable amenity impacts on the main house and neighbours in line with GP2 (g).
7.2 The application for the private garage has an acceptable visual and amenity impact in line with General Policy 2 (b, c, g) and Environment Policy 2 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 13.03.2024
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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