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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00599/B Mr David Bowen Erection of detached garage to replace existing (amendments to PA 10/01327/B) Garage Opposite 4 Widsor Terrace Douglas Isle Of Man IMl 3LH Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Miss Melissa McKnight 10.06.2014 10.06.2014 Officer Delegation Officer's Report 1.0 THE APPLICAHON SITE The application site is a parcel of land on the western side of Windsor Terrace in Douglas which sits opposite to No. 4 and No. 5 Windsor Terrace. The site is within the ownership of No. 4 Windsor Terrace. Currently on site is one timber building which is used as a garage that abuts the highway. The application site is also within the Windsor Road Conservation Area. 1.1 2.0 THE PROPOSAL The planning application seeks approval for the demolition of an existing timber garage and the erection of two adjoining garages. This current planning application comprises amendments to a previously approved scheme under PA 10/01327/B that proposed a double car width garage with an area of hardstanding immediately to the side. 2.1 This current scheme proposes the double width car garage as proposed in PA 10/01327/B with the erection of a single car width garage in replace of the previously proposed hardstanding. There would therefore be two garages. The larger of the two proposed garages, labelled as Garage 2 on the submitted drawings, would provide parking for four vehicles, double tandem parking, and would have a length of 11.1 metres, overall length of 11.7 metres which includes the font pillars, width of roughly 5.4 metres and height of 3.8 metres. The smaller garage, labelled as Garage 1 on the submitted drawings, would accommodate two vehicles, single file tandem parking, and would have the same depth and height of Garage 2 but would have a lesser width of approximately 3.4 metres. 2.2 The two new garages will be finished in a smooth painted render with the roof finished in a dark grey/black coloured mastic asphalt. 2.3 Garage 1 would serve No. 2 Windsor Terrace with Garage 2 serving No. 4 Windsor Terrace, both of which are in the ownership of the applicant, 2.4 3.0 PLANNING HISTORY 3.1 The application site has been the subject of three previous planning applications which are considered materially relevant to the assessment of this current planning application given 23 July 2014 14/00599/B Page 1 of 6

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the level and nature of development proposed. All three previous planning applications were granted planning permission and have been listed below: PA 10/01621/F; Registered Building Consent for the demolition and removal of existing detached garage. PA 10/01327/B: Demolition of existing timber garage and erection of replacement garage and vehicular hardstanding. PA 10/01138/B: Demolition of existing timber garage and erection of replacement garage and hard standing. 3.2 The neighbouring site, owned in association with No. 5 Windsor Terrace, was granted planning approval in 2010 for the erection of a replacement garage and combined workshop under PA 09/01769/B. 4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 2 (South). As already mentioned, the application site lies within the Windsor Road Conservation Area. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two polices that are considered materially relevant to the assessment of this 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: a) is in accordance with the design brief in the Area Plan where there is such a brief; 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 ortownscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption." Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character and appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 23 July 2014 14/00599/B Page 2 of 6

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5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highway Services have no objection to the current planning application. The owner of No. 5 Windsor Terrace has made a number of comments and raised some concerns regarding the proposal which have been summarised within this paragraph. Comments have been made about the increase in the size of the overall development with regards to the erection of an additional garage in replace of the previously proposed and approved open parking area. Concern has also been raised regarding the visual impact of the increased width of built development on Windsor Terrace which would reduce the open aspect of the terrace and the two differentiating garage door sizes is inconsistent. The design of the building, in particular to the front pillars, protrude beyond the building line of the other existing garages and the external hoppers and downpipes garage appear out of keeping with the other existing buildings. The pillars are also considered out of keeping and would also restrict turning from a narrow road to the application site and adjacent garages. Also in relation to the design of the garage, concerns have been raised regarding the lack of green space provided especially when viewed from the upper floors of all surrounding properties. The garage currently under construction that would serve No. 5 Windsor Terrace is implementing a grass roof which would also create a garden/green area. In addition, the loss of the green space through development will detrimentally impact upon the visual appearance of the area. Concern is also raised regarding the use of the garages between 2 and 4 Windsor Terrace when Condition 4 of PA 10/01138/B and PA 10/01327/B stated that the new garaging should only be used for the ancillary purpose of the enjoyment of the main dwellinghouse of No. 4 Windsor Terrace. Finally, comments were made regarding the drainage via external hoppers and downpipes which is likely to cause considerable drainage across the carriageway to the only available storm drain. 5,2 6.0 ASSESSMENT The principle of the erection of a garage in replace of the existing timber garage has already been accepted through three previous planning approvals. It is therefore imperative that the proposed amendments under this scheme are acceptable and of a quality which is in keeping with the street scene and does not have a detrimental impact upon the Conservation Area or harm the residential amenity of neighbouring properties. 6.1 Garage 2 would have a full length of 11,7 metres which is the same as the garage proposed under PA 10/01327/B. In addition, PA 10/01327/B proposed an area of vehicular hardstanding directly adjacent to the proposed garage. It is now proposed to omit the area of hardstanding and have an additional garage attached to the proposed double width garage. 6.2 It has previously been concluded that the existing timber garage does not have any architectural merit and is an inappropriate structure for a Conservation Area and does not contribute to the character and appearance of the Conservation Area (PA 10/01621/F). It was also established that the replacement garage was not regarded to preserve the character and appearance of the Conservation Area as it was replacing a timber garage; however, it was considered that the proposal would be an enhancement on what currently exists (PA 10/01327/B). 6.3 What is proposed under this scheme is similar in form and design as the previously approved garage and other nearby adjacent garages. It is considered that the new proposed garages would not affect the street scene of Windsor Terrace and is not judged to detract from the character and quality of the Conservation Area. Concern was raised regarding the front pillars protruding beyond the building line of other existing garages, DrawingNo: WL/10/1166/2A shows that the front pillars would not extend beyond the garage that would 6.4 23 July 2014 14/00599/B Page 3 of 6

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adjoin on the southern elevation and the existing gate access to the north of the site. It should also be noted that the front building iine matched the front building line of the previous garage serving No. 5 Windsor Terrace before Its replacement. The only properties that will have direct views over the garages are No.4 and No. 5 Windsor Terrace. The other properties within Windsor Terrace will have oblique views of the garage. However, the two garages would be similar to other structures within the locality and it has previously been accepted that the garage would not impact upon the residential amenity of No. 5 Windsor Terrace or other properties within the locality. There is a large grassed area to the rear of the garage so the loss of green space as viewed from the upper floors of nearby and adjacent properties would not be completely lost, a concern raised by the owner and/or occupier of No. 5 Windsor Terrace. 6.5 6.6 The observations made regarding the drainage would be a building control matter and the drawing shows the required drainage details for planning purposes. With regards to the pillars restricting turning movements, the opening of Garage 1 is 2.4 metres and the opening of Garage 2 is 4 metres which are considered acceptable and are not judged to impact upon manoeuvrability into and out of the garages. It should also be reiterated that Highway Services have no objection to the proposal. 6.7 Overall, it is considered the proposal would not have a detrimental impact on the character and appearance of the Conservation Area and the Conservation Officer, who has viewed the plans, is content with the proposal. 6.8 7.0 RECOMMENDATION 7.1 It is recommended that the planning application be permitted. 8.0 PARTY STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application. Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.1 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: 8.2 The owner of No. 5 Windsor Terrace, neighbour of the application site. Recommendation Recommended Decision: Permitted Date of Recommendation: 09.07.2014 23 July 2014 14/00599/B Page 4 of 6

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Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. The garage hereby approved as 'Garage 1' shall at all times be used only for domestic storage including car parking, associated with No. 2 Windsor Terrace and/or purposes ancillary to the residential use of the main dwelling No. 2 Windsor Terrace and may not be used for commercial purposes. Reason: To ensure that the garage is not used for purposes which could adversely affect the use of the adjacent garaging and parking area and to protect the amenity of the area in general. C3. The garage hereby approved as 'Garage 2' shall at all times be used only for domestic storage including car parking, associated with No. 4 Windsor Terrace and/or purposes ancillary to the residential use of the main dwelling No. 4 Windsor Terrace and may not be used for commercial purposes. Reason: To ensure that the garage is not used for purposes which could adversely affect the use of the adjacent garaging and parking area and to protect the amenity of the area in general. This approval relates to drawing no: WL/14/1315/1B, WL/14/1315/2B and WL/14/1315/3B date stamped as received on 16th May 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 : Determining officer (delete as appropriate) Signed Signed ; 23 July 2014 14/00599/B Page 5 of 6

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Chris Balmer Senior Planning Officer Sarah Corlett Senior Planning Officer Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed ;... Jennifer Chance 23 July 2014 14/00599/B Page 6 of 6