228574

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16 October 2014 14/01011/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01011/B Applicant : Mr Rennie Alcock & Mrs Anne Alcock Proposal : Erection of a replacement garage with store room over Site Address : 2 The Promenade Castletown Isle Of Man IM9 1BJ

Case Officer : Miss Laura Davy Photo Taken : 10.09.2014 Site Visit : 10.09.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of 2 The Promenade, Castletown which is a three storey mid terrace dwelling which is sited to the northern side of the highway. To the rear of the dwelling there is a small yard a single storey detached garage and a single storey lean-to store. The adjoining property to the west is 3 The Promenade, this property has a detached garage with living accommodation above at the rear of the property which has access from the rear service lane.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of replacement garage with store over which would adjoin the garage of 3 The Promenade. The proposed garage would have the same sized footprint and would be the same height as the adjoining garage. The garage would have a double door facing the rear lane. The garage would have roof lights in the front and rear roof slopes. There would be a pedestrian access and window at ground floor in the rear elevation of the garage.

3.0 PLANNING HISTORY 3.1 The following previous application is considered to be specifically material in the assessment of the current application:

PA 05/01009/B Alterations, demolition of existing garage and outbuildings and erection of a two storey extension to the rear elevation to provide double garage with games room above - approved

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2 of The Isle of Man Strategic Plan (20th June 2007).

4.2 General Policy 2 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; g) does not affect adversely the amenity of local residents or the character of the locality;

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16 October 2014 14/01011/B Page 2 of 3 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 unacceptable effect on road safety or traffic flows on the local highways.

5.0 CONSULTATIONS 5.1 Highway Services do not oppose the application. These comments are in a letter date received 16th October 2014.

6.0 ASSESSMENT 6.1 The application seeks approval for the erection of a replacement garage with storage accommodation above. The main issues to consider in the assessment of the application are the impacts upon the neighbouring properties and the impact upon the character and appearance of the property and street scene in general.

6.2 The proposed garage would be finished to match the existing garage at 3 The Promenade. There are a number of properties along The Promenade which have had similar works carried out to the rear, it is considered that the proposed garage would be in keeping with the street scene and would respect the character and appearance of the property and area in general.

6.3 The rear lane is narrow but the proposed garage door appears to be wide enough for vehicles to manoeuvre in and out. It is considered that the proposal would provide sufficient amenity in itself and would not have an adverse impact upon highway safety.

6.4 Whilst the proposed garage is of quite a height it is considered that the proposal would not result in undue overlooking or loss of privacy to the neighbouring properties given that there are no windows at first floor level other than the roof lights. The proposed garage would be of a significant height adjacent to the boundary of 1 The Promenade, but would be set back from the rear of the dwelling, it is therefore considered that the proposed garage would not appear unduly overbearing or have an adverse impact upon the amenity of 1 The Promenade when viewed from the dwelling. The proposed garage would however be much closer to the garden of 1 The Promenade, this would result in a similar situation as the garage at 3 The Promenade upon the application site. Given that the property is part of a terrace, the buildings are already in very close proximity to one another, it is therefore judged that the proposed garage would not significantly alter the existing situation and is therefore considered to be acceptable.

6.5 For the above reasons the application is recommended for approval.

7.0 PARTY STATUS 7.1 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, Malew Commissioners in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

16.10.2014

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16 October 2014 14/01011/B Page 3 of 3

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.

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 and store room hereby approved shall not be occupied at any other time other than for the purposes incidental to the residential use of the dwelling 2 The Promenade.

Reason: To safeguard the residential character and amenities of the area.

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This approval relates to drawings 1, 2, 3 and 4 date stamped 28th August 2014 and 5 date stamped 7th October 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 : 17/10/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed : Sarah Corlett

Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management