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23/01474/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01474/B Applicant : Mr Kevin Harding Proposal : Removal of existing garage door and replace with PVC door, window and block work whose exterior finish will match the existing front of house Site Address : 19 Fairfield Avenue Onchan Isle Of Man IM3 4BG
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.02.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Blocking up the garage door has no impact on the design of the building, on character of the area, on highway safety and on parking provision.
Plans/Drawings/Information; This approval relates to the documents, Location Plan, Existing and Proposed Plans and Elevations, Proposed Elevation and Glazing details and photos which have all been received on 3rd January 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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23/01474/B Page 2 of 4
1.1 The site is the 19 Fairfield Avenue, Ballachurry, Onchan, a semi-detached dwelling located on west of and close to the north end Fairfield. The house has an integrated garage in the north of the house.
2.0 THE PROPOSAL 2.1 The proposed is the blocking up of the garage door and replacing it with a casement window, a fixed panel window and an entrance door.
3.0 PLANNING HISTORY 3.1 Reduction in size of window on front elevation was APPROVED under PA 21/00100/B.
3.2 The front garden has been paved as driveway. This is finished after the 2021 application and did not receive planning approval.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) (h)
PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners object to this application as the use of the converted garage space is not contain in the application (24.01.2024).
6.2 DoI Highway Services states there is no highway interest in this application (12.01.2024).
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations in the determination of this application are its principle, its impact on the design of the building itself, on character and streetscene of the area, on highway safety and on parking.
Point of Clarification 7.2 Replacing garage door with windows can be permitted development according to the Permitted Development Order 2019. However, this application includes the addition of a door, which does not comply with the requirement for new windows to match that of the existing ones, hence the need for this application.
7.3 Change the internal layout of a dwellinghouse is not controlled by planning as long as the use does not goes beyond for the enjoyment of the dwellinghouse. The usage of the room is therefore not needed in this application since other uses would require a planning approval.
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23/01474/B Page 3 of 4
Design 7.5 The garage is visible from the road. The new windows and the door are similar to that of the existing ones and therefore is considered to have no negative impact on the design of the house.
Character and Streetscene 7.6 As mentioned in 7.2, since the proposal is considered to fit in with the existing building, it is considered to have no negative impact on the character and streetscene of the area.
Highway Safety 7.7 As there is no objection from highway services, it is considered that there is no negative impact on highway safety.
Parking 7.8 While the front lawn has been converted to driveway without planning approval, the existing driveway (in front of the garage) is large enough for tandem parking of two cars. Therefore, it is considered that there is no impact on parking provision.
8.0 CONCLUSION 8.1 Blocking up the garage door has no impact on the design of the building, on character of the area, on highway safety and on parking provision. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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 : 01.03.2024
Determining officer
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23/01474/B Page 4 of 4
Signed : S BUTLER Stephen Butler
Head of Development Management
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