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24/00744/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00744/B Applicant : Mr James Hasdell Proposal : Demolish existing timber garage and shed, and erection of a timber cabin and summerhouse. Construct wall to enclose part of the site to create a private garden area and repave shared access and parking spaces Site Address : Hannah's Yard Main Road Kirk Michael Isle Of Man IM6 1AB
Planning Officer: Hamish Laird Photo Taken : 31.07.2024 Site Visit : 31.07.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.08.2024 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Overall, the scheme for the demolition of the existing timber garage and shed; the construction of a replacement timber cabin and summerhouse and, the construction of a wall to enclose part of the site to create a private garden area. It also proposes the repaving of the shared access and parking spaces, is acceptable. It would contribute to the preservation of the character and appearance of the Kirk Michael Conservation Area. This accords with the requirements of Environment Policy 35; and Policy GEN2 b) c) and g) in the IOMSP 2016.
Plans/Drawings/Information; The development shall be carried out in accordance with the following approved plans and documents:
Site Location Plan showing the site edged red @ scale 1:500; Drawing - Product code 030410RM08 - 20x12w The Malayan Garage 44mm;
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Drawing Comp ID : 77CRSH-FL7X7 Tiger Corner Summerhouse; Drawing No. PL518-O3 A - Landscape Master Plan - Driveway - Proposed Site Plan and Elevations; Details outlined in applicants covering letter dated 27 June, 2024;
All date-stamped received 10 July, 2024, unless otherwise stated above. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site comprises the residential curtilage of Hannah's Yard. It consists of an existing gravel surfaced yard containing a shed and garage building which are in poor condition. It is screened from main street by a Manx stone wall. Access to the site is derived directly from main Street to the side of the dwelling adjoining the Yard. The site is located on the north-west side of Main Road in the centre of Kirk Michael which is a mixed-use area with housing and shops in the vicinity and the Registered Michael Church located close-by to the north-east. The site lies within the Kirk Michael Conservation Area.
2.0 THE PROPOSAL 2.1 This current planning application seeks approval for the demolition of the existing timber garage and shed; the construction of a replacement timber cabin and summerhouse and, the construction of a wall to enclose part of the site to create a private garden area. It also proposes the repaving of the shared access and parking spaces.
2.2 The application is supported by completed application forms, a covering letter, proposed timber cabin and summerhouse plans and elevations, site layout plan, a tree protection plan and site photographs. The summerhouse would measure approx. 3.0m wide x 2.0m deep x 10.91 m high to the highest part of the mono-pitch roof - at the rear it would measure 1.81m high. It would be of wooden construction and would have a cut-off corner where the entrance doors would be sited. The timber cabin, which can be used as a garage, would measure approx. 3.5m wide x 5.76 long and approx. 2.5m high to the eaves and 3.5m high to the apex of the pitched roof. It would have double, side-hung opening doors to one end and a side pedestrian door and window. The wall to be the constructed along the inside line A-A shown on plan on the site and would separate the application site from that of the occupants of the neighbouring dwelling at Mona House. It would be of painted render up to a height of 0.7m with vertical wooden fencing atop to a height of 1.7m = 2.7m high in total. The fencing would of wooden panels of vertical timber which would be set between 3 rendered blockwork piers with stone caps added to the wall to enclose part of the site to create a private garden area.
2.3 In the covering letter dated 27/6/24, the applicant advised that the proposals seek to upgrade the existing yard and enhance its value and appearance. The area is currently unsightly open space, a timber chalet and smaller, shed, paved with a variety of dilapidated surfaces. The proposal is to remove the timber chalet and shed and replace them with a large timber garage and summerhouse. The rear section of the yard which is currently used for storage, is to be enclosed with rendered blockwork and timber panel fence, in keeping with the fence that that encloses the rear yard behind the dwelling. This enclosed garden would be accessed by a gate adjacent to the new garage and will provide a private space for the enjoyment of the property owners. The existing Holly tree will be retained with paving removed
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from around its base and replaced with a planted bed. The rest of the garden will contain raised beds and a paved patio. The beds will be planted with wildlife friendly shrubs and perennials and provision will be made to attract birds into the space.
3.0 PLANNING HISTORY 3.1 There are previous planning applications relating to the property:
24/00263/B- Replace existing white double glazed UPVC windows (x13) with new white double glazed UPVC windows and replace white UPVC door with coloured composite door at Hannahs Yard, Main Road, Kirk Michael - Permitted - 11.04.2024.
08/01328/B - Erection of replacement roadside boundary wall - Permitted - 26.11.2008.
08/00029/B - Conversion of existing garage into additional living accommodation at Hannahs Yard, Main Road, Kirk Michael - Permitted - 07.04.2008.
03/01831/A - Approval in principle for erection of garage with utility room and storage room above at Hannahs Yard, Main Road, Kirk Michael - Permitted - 05.02.2004.
03/00261/B - Installation of three windows to replace existing door and window, front elevation at Hannahs Yard, Main Road, Kirk Michael - Permitted - 10.07.2003.
99/01626/C - Location of mobile fish and chip take away facilities at Hannahs Yard, Main Road, Kirk Michael - Refused - 14.02.2000.
98/00403/A - Approval in principle for change of use of post office to dwelling, Former Sub Post Office, Main Road, Kirk Michael. Site at Hannahs Yard, Main Road, Kirk Michael - Permitted
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area zoned as Residential/Retail under the Kirk Michael Local Plan 1998. The application site is within the Kirk Michael Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:
General Policy 2 states: "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; (d) does not affect adversely the amenity of local residents or the character of the
locality; (e) is designed having due regard to best practice in reducing energy consumption."
Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.0 REPRESENTATIONS
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5.1 At the Report Drafting stage (19/8/24) Michael Parish Commissioners had not commented.
5.2 DOI Highways (19/7/24) - 24/00744/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
5.3 DoI Highways Drainage (29/7/24) comments: "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Recommendation: Applicant should be aware off and demonstrate compliance with the clause above."
6.0 ASSESSMENT 6.1 Environment Policy 35 sets out the policy with regard to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.
6.2 The site lies on the north-west side of Main Road in the centre of Kirk Michael which is a mixed-use area with housing and shops in the vicinity and the Registered Michael Church located close-by to the north-east. The site lies within the Kirk Michael Conservation Area. It consists of an existing gravel surfaced yard containing a shed and garage building which are in poor condition. It is screened from main street by a Manx stone wall. Access to the site is derived directly from main Street to the side of the dwelling adjoining the Yard. The proposals to demolish the existing timber garage and shed; and, for them to be replaced by a timber cabin (which is styled as a garage with side-hung, double opening doors in one end, and via the erection of a wooden summerhouse, are considered to be acceptable in visual terms and would have little impact on the character and appearance of the Conservation Area, as they would effectively be one-for-one replacements. The construction of a wall to enclose part of the site to create a private garden area within which the summerhouse would be sited. It involves the erection of a rendered blockwork and timber panel fence, in keeping with the fence that that encloses the rear yard behind the dwelling. It would be of painted render up to a height of 0.7m with vertical wooden fencing atop to a height of 1.7m = 2.7m high in total. The fencing would of wooden panels of vertical timber which would be set between 3 rendered blockwork piers with stone caps added to the wall also proposes the repaving of the shared access and parking spaces. Whilst not of Manx stone like the roadside boundary wall, this wall would be unobserved from the street due to it being screened from public view by the Manx stone roadside boundary wall.
6.3 The new garage (timber shed) would be set back on the site and is of modest proportions. Its traditional design and use of materials is considered to be acceptable. The same applies to the proposed summerhouse which would be screened by the roadside boundary wall. The use of paving slabs to surface the existing gravelled area and addition of raised beds and retention of the Holly tree, are all considered to be acceptable. Overall, the scheme would contribute to the preservation of the character and appearance of the Kirk Michael Conservation Area. This accords with the requirements of Environment Policy 35; and Policy GEN2 b) c) and g) in the IOMSP 2016.
6.4 There are no issue arising in respect of neighbours' amenities or highway safety. No third-party representations have been received, and at the Report Drafting stage (19/8/24) Kirk Michael Parish Commissioners had not commented.
7.0 RECOMMENDATION
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7.1 On the basis of the above it is recommended that the planning application be permitted.
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.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 20.08.2024
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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