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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/01031/B Mr Thomas & Mrs Sue Evans Installation of window and door to replace existing garage door and conversion of garage to store and bathroom 4A Marathon Avenue Douglas Isle Of Man IM2 4HZ Application No.: Applicant: Proposal: Site Address: Mr Edmond Riley 01.10,2014 01.10.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report 1.0 THE SITE The site is the residential curtilage of 4a Marathon Avenue, Douglas which is a two storey, semi-detached property located along the south-eastern side of Marathon Avenue and roughly 50m northeast of its junction with Princes Road. The site retains a front wall, behind which lies some shrubbery, and there is no gated access. To the side of 4a is an attached, flat-roof garage that appears to be an original - or at least longstanding - feature and matches the other garages in the area. 1.1 2.0 THE PROPOSAL The application seeks approval for the conversion of the existing garage to a water closet and garden store. The existing garage door would be removed and replaced with a door, window and a rendered wall below, which would match the existing dwelling. 2.1 Also proposed is the widening of the highway access from 2.85m to 5,95m. The existing shrubbery would be removed and replaced with concrete to match the existing, while a new flower and shrub bed is also proposed; the existing and proposed shrub beds are of similar areas but in different positions and of different shapes. No information has been provided in respect of ttie new front wall and pillars, although it is stated on the submitted plans that these would be rebuilt using reclaimed brickwork from the existing walling. As initially submitted, the plans did not show any of the detail for the parking and front garden arrangements; since the works would result in alterations with respect to parking and highway access arrangements, an amended plan detailing this was sought from the agent. This plan was duly received and, in the absence of any formal objection at that stage, circulated to the interested parties. 2.2 2.3 3.0 PLANNING POLICY AND STATUS The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. The site is not located within a Conservation Area. 3.1 Due to the zoning of the site, and the nature of the proposed development, the following planning policies are relevant in the consideration of the application;- 3.2 Page 1 of 4 14/01031/B 9 December 2014

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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; 3.3 respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not affect adversely the amenity of local residents or the character of the locality; 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; does not have an unacceptable effect on road safety or traffic flows on the local (b) (c) (g) (h) (0 highways". 4.0 PLANNING HISTORY 4.1 The site has not been the subject of any planning applications considered of material relevance to the consideration of this application. 5.0 REPRESENTATIONS Highway Services, in an emaii dated 28th November 2014, advise that they do not oppose the application, This replaced their earlier comments (dated 17th September 2014): "Defer: This proposal removes a useable parking space, which reduces off road parking from 2 to one. The existing drive could be made wider to adjust this issue," Their later comments were received following the circulation of the aforementioned amended plans. 5.1 Douglas Borough Council, in a letter date-stamped as having been received 17th September 2014, offered no objection to the planning application. No update to this position was received following the circulation of the aforementioned amended plans. 5.2 6.0 ASSESSMENT The proposed garage conversion itself is unobjectionable in principle. In the first instance, it would, ordinarily, probably not be of such a scale as to require the submission of a planning application given the varied permitted development rights that apply to replacement garage doors / installation of windows. However, the situation regarding the parking spaces is such as to require a planning application. TTie key issues therefore relate to the parking provision and the impact of the proposal on the streetscene. 6.1 In respect of the latter issue, the existing front wall is fairly modest but its presence provides an important element of boundary treatment between the dwelling and the road, which is also reflective of the boundary treatment in the area. As such, its partial retention is welcome. The proposed installation of a new shrubbery / flower bed is also welcome from the point of view of the streetscene. Full hardstanding in an area such as this where greenery is fairly limited would be unfortunate, and the applicant's intention to retain some greenery is welcomed. 6,2 The proposal would enable two off-road parking spaces in an area that appears to have a significant requirement for on-street parking, The existing garage is narrow and is probably rarely, if ever, used. The proposed two on-site parking spaces would ease the requirement of the occupants of and visitors to this property for on-street parking by providing an extra, useable parking space, and this should be viewed positively. 6.3 9 December 2014 14/01031/B Page 2 of 4

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6.4 A condition wouid be required to ensure that the proposed front boundary wall match the existing wall in terms of height and finish. It is unfortunate that the amended plans did not provide this information. 7.0 RECOMMENDATION Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan 7.1 and it is therefore recommended that the application be approved. 8.0 INTERESTED PERSON 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 Recommendation Recommended Decision: Permitted Date of Recommendation: 09.12.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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. C 2. The new boundary wall and pillars shall be constructed of materials to match the existing. Reason: in the interest of the character and appearance of the area, The approval hereby issued reiates to the foilowing pians, date-stamped as having been received 2nd September 2014 and 17th November 2014: the untitled site plan (scale 1:500), the untitled location pian (scaie 1:1250) and Sheet 1/1. 9 December 2014 14/0103i/B Page 3 of 4

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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: Permit^/^ Date: Determining office^<lelete as^propriate) Signed :... Chris Balmer Senior Planning OffLcei Signed atv-CGrlett Sar Senior Planning Officer Signed... Michael Gallagher Director of Planning and Building ContrpP^'ead of Development Management Signed :... Jennlfer-Chahce 9 December 2014 14/01031/B Page 4 of 4