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24/90979/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90979/B Applicant : Varley Estates Limited Proposal : Conversion of detached double garage into summer house (retrospective) Site Address : Thumper Cottage Strang Hill Strang Douglas Isle Of Man IM4 4NX
Senior Planning Officer: Jason Singleton Photo Taken :
Site Visit : 24.09.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.09.2024 __
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. The summerhouse hereby approved shall not be used other than in association with Thumper Cottage, as a summerhouse, for the storage of domestic items, as ancillary to the use of the dwellinghouse and for no other purpose.
REASON: The impact of the proposal has been assessed solely in relation to the additional use as a summerhouse. Any alternative uses will require further consideration in the interests of the neighbouring amenity.
This application has been recommended for approval for the following reason. The development would not harm the use and enjoyment of neighbouring properties and has been designed to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to drawings and supporting information received on 21 August 2024, referenced; Location Plan Site Plan
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Existing Elevations Proposed Elevations Proposed Internal Plan Site Photos __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Braddan Parish Commissioners - No objection DoI - Highways Services - No objection __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of a dwellinghouse called Land View, Strang Hill Strang. The property has a traditional front elevation bookended with prominent chimney stacks and features a lager flat roof extension at the rear running parallel with the highway to the west of the highway.
1.2 To the front (south) of the dwelling house is a large driveway and a detached single storey garage / sunroom building measuring approx. 5m x 5.4m with a pitch tiled roof that faces east towards the highway and set back into the site so as not to interrupt with the front elevation of the dwellinghouse.
2.0 THE PROPOSAL 2.1 Proposed is the retrospective conversion of an existing double garage into a summer house within the curtilage of Thumper Cottage. The scope of works included the replacement of the two front garage doors to a sliding glass doors of the same opening dimensions (2.3m wide) in each; restore the existing washroom in the building; redecorate the room.
2.2 The applicants state in the application form the above works; "had been converted to a summer room 4 to 5 years ago".
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being within 'predominantly residential' on the Area Plan for The East. Map No. 8 (Union Mills / Strang). There are no policies within the written statement that accompanies the Local Plan that are considered specifically material to the assessment of this planning application.
3.2 The site is not within a conservation area and there are no registered trees on site.
3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application:
General Policy 2 (GP2) (b,c,g,h,i)
3.5 Residential Design Guidance (2021) provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY 4.1 The application site has no planning history that is considered relevant to this application.
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5.0 REPRESENTATIONS 5.1 Braddan Commissioners have no objection (04/09/21)
5.2 Highways Services commented (29/08/24) "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing the summerhouse remains ancillary to the existing dwelling on the site".
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g)) (iii) highways safety (Gp2 h&i)
(i) Visual Impact 6.1 The principle of a converting an existing structure to be used ancillary to the main dwelling is an acceptable form of development for increasing the useable space within the curtilage. The proposals would not be introducing any additional built form and the general appearance it is considered proportionate to the dwellinghouse and has been converted and altered with the use of the patio doors to the front to serve that specific purpose for a living room extension / summer house.
6.2 The retrospective nature of the application and having visited the site confirms that the proposal is in keeping with the character and appearance of the dwellinghouse and also does not visually detract from the character of the area. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.
(ii) Neighbouring amenity 6.3 The use of the building would be ancillary to the use of the house and is not considered to result in a statutory noise nuisance over and above the existing use of the garden / dwellinghouse. To reinforce this point it would be reasonable to add a condition to ensure the use was only in conjunction with the dwellinghouse. It is considered that there would be no adverse impact on the living conditions of adjacent neighbours due to the design of the building in accordance with GP2 (g).
(iii) Highway Safety 6.4 The Proposals, whilst removing the garaging space still leave significant space on the driveway at the front of the house for the parking of more than 2 cars off the highway. On balance, the support on this application from highways services and the level of information on drawings ensures the proposal would comply with GP 2 (h&I) of the Strategic Plan.
7.0 CONCLUSION 7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases);
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o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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 and/or rights to appeal.
Decision Made : Permitted
Date: 25.09.2024
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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