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24/00518/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00518/B Applicant : Mr Stewart Hunter Proposal : Erection of a motorcycle garage / workshop and widening of existing vehicular access Site Address : East Lodge Main Road Crosby Isle Of Man IM4 4BH
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.07.2024 __
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.
C 2. Prior to the outbuilding being brought into use the bound material for the off-road parking, driveway shall have been completed. The surface shall be maintained and retained for the lifetime of the development.
Reason: To ensure the development does not have an unacceptable effect on road safety in accordance with General Policy 2 (I) of the Isle of Man Strategic Plan 2016.
This application has been recommended for approval for the following reason. The design, scale and position of the proposed detached outbuilding accords with Strategic Policies 3 and 5 and, General Policy 2 of the Isle of Man Strategic Plan 2016 and the Design Guide.
Plans/Drawings/Information; This decision relates to the following drawings and associated information received on the date shown;
Location Plan; includes photographs and indicative visibility splays (14.05.2024)
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Drawing 24/09/01 Rev.A : Existing and proposed Elevations, Floor plans, roof plan and site layout (08.07.2024). __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1. The application site is within the curtilage of East Lodge, a detached dwellinghouse on the east side of Main Road (A1). Outside amenity space comprises of a small garden/yard and parking area to the front and garden at a higher level rear of the site. The site is set into the land being bound by high walls to the side and rear.
1.2. Architecturally the property is characterised by the battlement parapet around the building which is continued around the adjacent property, West Lodge; the two dwellinghouse were originally one.
1.3. Main Road (A1) is the main road through Crosby. The site is the last property in the village of Crosby on the east bound side. To the rear, east and south is agricultural and woodland.
THE PROPOSAL 2.1. This planning application proposes to construct a detached domestic outbuilding, motorcycle garage / workshop and to remove a section of wall abutting the highway to widen the access to the off-road parking. The details are as follows.
2.2. Remove shipping container and construct detached outbuilding measuring wide 3.7m and 8.8m long. In keeping with the setting the flat roof building shall be completed with a parapet wall in battlement format and will be between 3.2m and 2.6m in height from ground level. The building shall be rendered.
2.3. Remove 1.8m of the existing wall to widen the entrance to the off-road parking.
PLANNING HISTORY 3.1. 04/01364/R - To remove a larger section of front wall to enable vehicular access and re-site existing retaining wall to provide off-road parking with turning head. Permitted. 3.2. 02/02136/B - Removal of part of front wall to create access for off road parking. Refused on Review and at Appeal. 3.3. 85/00782/B - Alterations and additions to provide additional living accommodation. Permitted.
PLANNING POLICY 4.1. The site is not within a Conservation Area, is not a Registered Building, nor is it within the setting of either. There are no protected trees within or abutting the site. The site is not within a flood zone. 4.1.1. On the Area Plan for the East, Proposals Map 10, Crosby and Glen Vine the site is within the settlement boundary on land identified as 'Predominantly Residential'. Land to the east and south is identified as Green Gap.
4.2. The following policies from the Isle of Man Strategic Plan 2016 are considered pertinent in the assessment of this application.
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4.3. Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.
4.4. Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.
4.5. 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: Criteria (b), (c), (g), (h), (i) are considered to be most pertinent. (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.
4.6. Other Material Considerations
4.6.1. Isle of Man Residential Design Guide (2021): In particular section 6.0 'The Wider Site', 6.3.4 and 6.3.5 acknowledging the increased need to accommodate off road parking and with good design parking provision can be provided without harming the landscape. Paragraph 6.3.11, recognises the cumulative impact of the loss of garden space for hard standing to create private parking, and advices on methods to accommodate both issues.
REPRESENTATIONS 5.1. Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1.1. Highways Services - (17.05.2024) no significant impact upon highway safety provided the gravel driveway is extant. The applicant is advised to convert the driveway to bound consolidated material to reduce stones being deposited onto the adopted highway if already permitted.
5.2. Marown Parish Commissioners - (05.06.2024), Advised that the application would be discussed at the next meeting on 19.06.2024 however at the time of drafting this report no further comment has been received, and so it is assumed that there are no objections to the application.
5.2.1. Planning Enforcement - although consulted on the 14.05.2024, 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.
ASSESSMENT 6.1. Principle
6.1.1. There is a general presumption in favour of alterations to existing domestic properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general. Therefore the main considerations in the assessment of this planning application are considered to relate to the design and character and whether there would be any harmful impact upon neighbour amenity.
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6.2. Design And Character
6.2.1. In order to assess the harm the existing situation has to be assessed. The site is on the edge of the village and the built form of the property marks the end of the built form of the village.
6.2.2. Travelling east some of the parking area is visible, therefore some of the proposed outbuilding will be visible. The existing key features of the site and immediate setting are the angular features, parapets and backdrop of mature trees and vegetation.
6.2.3. Once constructed, the forward section of the outbuilding and its parapet will be visible but there will be no loss to the visual of the backdrop.
6.2.4. It is considered that the design of the new outbuilding will blend with its' setting and therefore not harm the character, it will protect the character of the site.
6.2.5. Travelling west, the prevalent visual within the street is that of the two properties, in particular the walls closest the road. The parked vehicles in the existing off-road parking area are also visible.
6.2.6. It is considered that because the outbuilding will be slightly forwards of part of the building, but behind the elevation nearest the road, that the new building should reduce the visual of cars.
6.3. Residential amenity
6.4. None of the parts of the development impact the adjacent neighbour in respect of loss of light or overlooking.
6.5. None of the parts of the development impact the neighbours in respect of resulting in a harmful visual in the streetscene.
6.6. Therefore there is no impact upon the neighbour.
CONCLUSION 7.1. The design, scale and position of the proposed detached outbuilding, garage workshop, is considered to be acceptable. There will be negligible impact upon the street scene and the existing building, and at the very least it would be an improvement on the existing shipping container which does cause harm. 7.2. For the above reasons the proposal is considered to accord with Strategic Policies 3 and 5 and, General Policy 2 of the Isle of Man Strategic Plan 2016 and the Design Guide.
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
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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.
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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 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: 09.07.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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