The application site is the curtilage of 4 Larch Hill, Tromode, Douglas which is a detached dwelling situated in a cul-de-sac. The property is situated to the western side of the highway, 3 Larch Hill is to the southern side of the application site. There is a leylandi hedge between the application site and 3 Larch Hill. Beyond the rear boundary there is a further residential development.
The Proposal
The application seeks approval for the erection of a timber garden store which would be situated in the south western corner of rear garden. The store would take an "L" shaped form which would run along the side boundary shared with 3 Larch Hill and then along the rear boundary.
The shed would measure approximately in length with an additional area which would measure approximately . The structure would have a concrete block work wall along the boundary shared with 3 Larch Hill, the remaining structure would have a timber frame finished with log lap timber, the structure would have a pitched roof over one part and the other would be finished with a hipped roof. The structure would be finished with a Cedar Shingle Roof. There would be a single door in the side elevation closest to the dwelling, a window in the front elevation and double doors in the gable end elevation.
Planning History
The most recent previous planning application was in 2011 PA 11/00199/B which was for the erection of a two storey extension to the side elevation. This application was approved and works are currently being carried out.
Development Plan Policies
The application site is zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
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:
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 spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; 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 unacceptable 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.
Consultations
Douglas Corporation has no objections.
The owner/occupier of 3 Larch Hill, Tromode, Douglas objects to the proposal, in summary their concerns are with regard to loss of light/overshadowing to their garden and previous decisions in the area. They note that the wall closest to their property is constructed of breeze blocks and would be unfinished and unpainted, therefore the indication that it is a timber structure is inaccurate. They feel that the proposed development along with the two storey extension would be overdevelopment of the site. The structure would be less than 1m from their boundary and given the breeze block appearance would be out of keeping with the estate. They also note that the intended use of the outbuilding is for the applicant’s business. They note that there are already work vehicles parked in the estate and this is dangerous given the number of young children that play in the estate.
The owner/occupier of 5 Larch Hill, Douglas objects to the proposal, in summary they are concerned that the structure would have an additional use besides housing a few garden tools. They understand it is intended to store equipment for the applicant’s business. In conclusion they feel that the proposed shed with the two storey extension and single storey extension would be overdevelopment of the site.
Assessment
The application seeks approval for the erection of a timber shed within the curtilage of 4 Larch Hill. The main issues to consider in the assessment of the application are the impacts on the character and appearance of the street scene and the impacts on the neighbouring properties.
The proposed garden store would be a larger than what is permitted under the Permitted Development Order and therefore requires planning permission. Whilst the proposed store would be larger than a standard shed, it is considered that the garden is of reasonable size to accommodate the structure. There is permission for a two storey extension to the side of the property, however it is considered that the proposed development would not result in overdevelopment of the site and there would still be a reasonable amount of amenity space.
The store is built up to the boundary shared with 3 Larch Hill; one level of block work would be visible above the fence which is on the shared boundary. Whilst a blockwork wall would not be the most attractive finish to look at, only a small section of this would be visible from the garden and conservatory of 3 Larch Hill, it is therefore considered that this would not have a harmful impact on the outlook from this property.
Given that the height of the proposed structure would be similar in height to part of the boundary hedge it is considered that the proposed store would not adversely affect the neighbouring properties in terms of appearing overbearing.
Given the orientation of the property the proposed structure would not result in the undue loss of light or overshadowing.
The proposed structure would be approximately 12m from 5 Larch Hill and is therefore considered to be a sufficient distance and would not appear unduly overbearing or result in a loss of light.
It is considered that the proposed store would not adversely affect the amenities of the neighbouring properties and therefore is acceptable.
The use of the store is for garden equipment, whilst there are suggestions that the store is to be used for the applicant's business this is not what has been stated in the application form and the building would be conditioned to be used ancillary to the enjoyment of the dwelling.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Douglas Corporation 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 owner/occupier of 3 Larch Hill, Tromode, Douglas is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.
The owner/occupier of 5 Larch Hill, Tromode, Douglas is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 25.02.2013 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. This permission relates to the erection of a timber garden store as shown in drawings location plan, site plan, floor plan and elevations received 21st December 2012.
C 2. The proposed store shown in floor plan and elevations received 21st December 2012 may be used only in association with the main dwellinghouse "4 Larch Hill" and for purposes incidental to the use of the main dwellinghouse "4 Larch Hill" as a single dwellinghouse and for no commercial purposes.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 25/2/13
Determining officer (delete as appropriate)
Signed: [Handwritten signature] Anthony Holmes Senior Planning Officer
Signed: [Blank] Michael Gallagher Director of Planning and Building Control
Signed: [Blank] Sarah Corlett Senior Planning Officer
Signed: [Blank] Jennifer Chance Development Control Manager
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