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Application No.: 24/91224/B Applicant: Mrs Emer Wiseman Proposal: Alterations and conversion of existing garage to home office (Retrospective) Site Address: 1 Creggan Mooar Port St Mary Isle Of Man IM9 5BB Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.12.2024 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. Notwithstanding the details provided within this application, no permission is given for the fencing as shown on drawing No. 01 Rev A dated 12th November 2024.
Reason: The application has been assessed on the basis of the retrospective works to the garage only and no other details.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, dated received on 25th October 2024;
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection _________________________________________________________________ Officer’s Report
1.1 The application site is within the residential curtilage of No. 1 Creggan Mooar, Port St Mary which is a corner plot semi-detached property situated at the Western side of the Creggan Mooar cul-de-sac. THE PROPOSAL - 2.1 The current planning application seeks retrospective approval for the alteration of the ground floor garage to a study/utility room. The alteration includes the removal of a garage door and the installation of a window and doorway.
2.2 It is noted that the photographs of the site show fencing, which would require Planning Permission. This was brought to the agent and the applicants notice, whilst this is the case, the fencing is not part of this application. PLANNING HISTORY - 3.1 There are no previous applications situated on the site which are relevant to the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as "Proposed Residential," on the Area Plan for the South, Map 7 - Port Erin/Port St Mary. The site is not within a Conservation Area, nor a Flood Risk Zone.
4.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Transport Policy 7 in connection with Appendix 7 which sets out the relevant parking standards. - 4.3 The Residential Design Guidance (2021) is also relevant and 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. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summary;
5.2 Highway Services have considered the proposal and state that the works within the application, they do not oppose. They do have objections to the fencing shown, which is not part of this application. (07.11.24) - 5.3 No comments have been received from Port St Mary Commissioners at the time of writing this report. (25.11.24)
6.1 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states that there is a general presumption in favour of extensions or alterations to existing properties where such works would not have an adverse impact on adjacent properties or the surrounding area in general.
6.2 In the case of this application, the proposal is to alter the existing garage to create additional living accommodation. The character and appearance of the alteration is deemed acceptable and should not impact any neighbouring amenity or how the property is viewed within the streetscene.
6.3 With regards to the proposed alteration to the garage door there is potential that this could mean the removal of car parking spaces, which would mean that the property would not comply with Transport Policy 7 in connection with Appendix 7. Whilst the proposal will be reducing the allocated parking on the site to 1 car parking space, due to the internal sizing of the garage it is unlikely that it would be used as a car parking space. - 6.4 It is also noted that there is acceptable on street parking directly outside the site and also a car park directly across from the application site. As such whilst there is only one car parking space on the site, there are other means of acceptable parking.
7.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on the public highway nor will it impact the visual amenity of the surrounding streetscene or neighbouring amenity and as such the proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016. 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:
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):
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: 04.12.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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