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| Application No.: | 14/00393/B |
| Applicant: | Mr Herbert & Mrs Kathleen Budd |
| Proposal: | Erection of a detached garage |
| Site Address: | 38 Derby Road Peel Isle Of Man IM5 1HP |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | 16.04.2014 |
| Site Visit: | 16.04.2014 |
| Expected Decision Level: | Officer Delegation |
1.1 The site is the curtilage of an existing residential property which lies fronting onto Derby Road and backs onto a car parking and garage area associated with the Kerrow Coar residential development. The main property is a bungalow with a rear garden which abuts the car parking area. This boundary is formed by a 1m high brick wall with horizontal boarded fence above taking the boundary up to a height of around 2m.
2.1 Proposed is the creation of a garage facing out into the parking area. This will be the same size as the existing garage to the rear which serves number 36, Derby Road but which gains its access from the land to the west.
2.2 The garage will be flat roofed and with dimensions of 6.2m wide and 5.6m long with an overall height of 2.75m.
2.3 A small number of ornamental trees are to be removed, at the rear of the garden. Their removal has the approval of the Department of Environment, Food and Agriculture and the trees have already been removed.
3.1 The site lies within an area of Predominantly Residential Use on the Peel Local Plan of 1989.
3.2 As such, the principles of General Policy 2 are applicable here as follows in that they require that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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 adverse effect on road safety or traffic flows on the local highways;
k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan".
4.1 The site has been the subject of a number of applications for alterations to the dwelling, one of which is relevant to the consideration of the current application: PA 14/00293 proposed the conversion of the existing garage at the front of the property to living accommodation and the closing off of the access from the main road.
5.1 Peel Town Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application.
6.1 The key issues in this case are whether the proposed garage would result in a diminution in the amenities of the existing dwelling, whether access to the proposed garage is safe, whether its appearance is acceptable and whether the construction of the garage would adversely affect the use of the car parking area and garages alongside.
6.2 Whilst the garage will reduce the amount of open space available to the dwelling, there would still be a rear garden area which is generally 9m long other than where the conservatory projects into the rear garden. As such, it is considered that the garage would not adversely affect the amenities of the property.
6.3 Access to the garage is across an area which already serves several garages and additional parking spaces. The addition of one or two further vehicles into this area is not considered to adversely affect highway safety. There is a lane alongside the garage which leads to the rear of the Corrin Memorial Home but this would not be impeded by the garage and vehicles manoeuvring in and out are likely to utilise the space to the north, not the lane side.
6.4 The garage would appear the same as the other existing garages in the block and that behind the site. As such, whilst basic in appearance, the garage would fit comfortably into its surroundings.
6.5 There is an area of 13m by 19m in which vehicles using the spaces and garage may turn and manoeuvre. As such, it is not considered that this would be a valid reason for refusal.
6.6 The garage will add unobtrusively to a group of garaging and provide useful car parking facilities for the owners of the dwelling. The application is recommended for approval.
7.1 The local authority, Peel Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted
Date of Recommendation: 06.05.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
C 2. The garage hereby approved shall at all times be used only for domestic storage including car parking, associated with 38, Derby Road and/or purposes ancillary to the residential use of the main dwelling, 38, Derby Road and may not be used for commercial purposes.
Reason: To provide ensure that the garage is not used for purposes which could adversely affect the use of the adjacent garaging and parking area.
This approval relates to drawings reference 4434/P1, 4438/S1 and L1 all received on 28th March, 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 20 May 2014
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer
Senior Planning Officer
Signed : _________________________ Michael Gallagher
Director of Planning and Building Control
Signed : _________________________ Jennifer Chance
Head of Development Management
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