Officer Planning Report Recommendation

Planning Report And Recommendations {{table:447004}} ### Considerations {{table:447001}} ### Written Representations ### Consultations {{table:447002}} {{table:447003}}

Officer's Report

The Site

The site represents the residential curtilage of an existing dwelling situated on the northern side of the Colby Glen Road (A27). The property is a detached two storey house which is set back from the road by more than both of the properties on either side - Reayrtyn to the west - a traditional two storey property, and Sea View to the east - a modern bungalow which has permission for redevelopment as another single storey property. The property is a relatively new one but styled traditionally with a two storey projecting front gable which sits some 7m or so from the main road.

Planning Status

The site lies within an area designated on the Arbory and East Rushen Local Plan as Open Space of High Landscape Value and Scenic Significance. On the draft Southern Area Plan which was published on 23rd October, 2009 the site lies within an area of Open Space and within a wider area of Incised Slopes on the Landscape Character Assessment. The draft Written Statement states the following in respect of this character area:

"Incised Slopes – Ballamodha – Landscape Character Area 2 - Ballamodha, Earystane, and St Mark’s: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact."

The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states: "4.5 Type D: Incised Slopes The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type;
• The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape;
• Approach routes, key views, and gateways to settlements within these landscapes should be enhanced;
• Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided;
• The use of local vernacular building styles and materials should be encouraged;
• New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged;
• Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors;
• Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast;
• Care should be taken to avoid the suburbanisation of river valleys and stream corridors;
• Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided."

Planning History

Planning permission was refused for the erection of a replacement dwelling under PA 01/1877. Permission was then granted for alterations and extensions under PA 04/2146.

Proposal

Now proposed is the conversion of the garage to living accommodation (a study with toilet) and the erection of a replacement porch in front of this which will project forward by 2.55 m from the existing garage which will still be 2 m back from the front of the projecting annex. The drawings shown how vehicles will still be able to manoeuvre within the property to enter and leave the site in a forward gear and whilst retaining two parking spaces on the site.

Representations

Highways and Traffic Division and Arbory Parish Commissioners indicate that they do not oppose the application

Assessment

The Strategic Plan sets out standards for parking in Appendix Seven where the requirement for residential parking is two spaces behind the building line. The plan states:

Appendix 7: "New built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: a) the location of the housing relative to public transport, employment and public amenities, b) the size of the dwelling, c)

any restriction on the nature of the occupancy (such as sheltered housing) and d) the impact on the character and appearance of the surrounding area (paragraph A.7.1)." This goes on to recommend that one space is provided for a one bedroomed apartment, 2 spaces for two or more bedrooms but that "These standards may be relaxed where development: a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or b) would result in the preservation of a sensitive streetscape, or c) is otherwise of benefit to the character of a Conservation Area d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality" (A.7.6).

In this case, there is sufficient parking for two spaces in front of the building line, where access and egress may be undertaken without the need for other vehicles to be manoeuvred in and out.

Other applications for the conversion of existing garaging in Port Erin have been approved without the requirement for or provision of parking space behind the building line - PA 09/1736 at 23, Thornhill Close, 09/1829 at 19, Close Cam, 08/0435 at 3, Milner Park, 07/2040 at 10, Close Corneil and PA 10/0120 at 9, Erin Crescent.

The proposed works do not adversely affect the appearance or character of the property or its impact on those in the adjacent properties.

As such the proposal is considered to be acceptable.

Party Status

The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 14.05.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the conversion of the garage to living accommodation and the erection of a replacement porch, all as shown in drawings reference HLK/10/111/1, HLK/10/111/2, HLK/10/111/3, HLK/10/111/4 and the indicative turning circle diagram, all received on 12th April, 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : Signed : Senior Planning Officer