Erection of a detached 4 car garage to replace approved 3 car garage (PA 11/00568/REM)
Site Address:
Greenhill Jurby Road Andreas Isle Of Man IM7 2EJ
Case Officer:
Miss Melissa McKnight
Photo Taken:
14.02.2013
Site Visit:
14.02.2013
Expected Decision Level:
Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND THE PREVIOUS PLANNING APPLICATION WAS DETERMINED BY THE PLANNING COMMITTEE
The Application Site
The application site is the residential curtilage of Greenhill, a two storey detached property currently under construction sited on the western side of the A14 Jurby Road, St Jude's.
The application dwelling main body has been constructed and there exists permission for a detached garage which is the subject of a separate planning application as amendments have been made to the size of the proposal. The approved dwelling represents a traditional two storey Manx farmhouse.
The surrounding area is characterised by sparsely distributed detached dwellings and established farm holdings. The dwellings within the immediate area are primarily sited back from the highway and screened by natural vegetation and belts of trees.
The Proposal
This current planning application seeks the approval for the erection of a detached four car garage to replace and approved three car garage under PA 11/00568/REM.
The previously approved three car garage measured metres and was sited 4.2 metres at its closest point south west from the main dwellinghouse. The new proposed garage would be for four cars and would measure metres and would be sited 7.8 metres at its closest point northwest from the main dwellinghouse. The new proposed positioning of the garage would result in the driveway length being minimised.
The proposed new garage would be finished in a smooth rendered plinth with the roof finished in dark blue/grey natural slate. Also proposed is the installation of 6 roof lights, three to either side of each roof pitch. The proposed detached garage would have two double garage installed on the north elevation that would open up onto the driveway and one further garage door installed on the west elevation.
The application site has been the subject of a number of two previous planning applications and is the subject of two current planning applications, all of which are considered specifically material the assessment of this planning application:
PA 13/00109/B: Erection of stables. This application is currently under consideration with no determination yet made.
PA 13/00039/B: Erection of a replacement dwelling (Amendments to PA/11/00568/REM). This application is currently under consideration with no determination yet made.
PA 11/00568/REM: Reserved Matters Application for erection of replacement dwelling with detached garage. This previous planning application was determined at Planning Committee as the proposed dwelling represented an increase of over 50% than the existing dwelling on site. The planning application was permitted subject to seven conditions; two which were standard planning conditions with the remaining 5 conditions relating to landscaping works, demolition of the existing dwelling, required parking and turning area, the use of the proposed garage and finally the submission of a method statement relating to the protection of trees and wildlife that are within the site. The conditions relating to the parking and turning area and submission of a method statement were prior to the commencement of works conditions and were satisfied and discharged on 16th January 2012.
PA 08/02182/A: Approval in principle for the demolition of existing dwelling and barn and erection of a replacement dwelling with detached garage/store. This previous planning application was permitted.
PLANNING POLICY
The application site is within an area recognised as being an area of Woodland not zoned for development, under the Isle of Man Development Plan Order 1982.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
General Policy 3 states:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."
Representations
Andreas Parish Commissioners have no objection to the current planning application.
The Department of Infrastructure (DOI) Highways Division do not oppose the current planning application.
Assessment
As previously mentioned the previously approved detached garage provided adequate space to accommodate three vehicles was smaller to what is being proposed within this current planning application. The new proposed garage is to accommodate four vehicles and will remain single storey although the height of the proposed garage has increased by 0.8 metres from what was previously approved.
The previously approved was satisfactory and ample in design, size and layout to the requirements of the site and main dwellinghouse and the was subordinate to the main house. The minimum requirement for a single car garage is metres and therefore using this standard measurement, a garage width of 12 metres would be satisfactory to accommodate four vehicles with the proposed garage having a width of 14.8 metres considered to be over massing. In addition, there has been no justification made for the substantial increase in height of the garage and thus what is proposed under this current scheme would result in the proposed garage appearing as overbearing and constitute over development on the site which has already had approval for a dwelling larger than the existing replaced dwelling.
The proposed garage width measures just less than 2 metres than the main dwellinghouse and 2.5 metres less than the length of the main dwelling with the floor area substantial to that of a private dwelling. Due to the size, height and design of the proposal, the proposed garage is judged to constitute unacceptable development and would be detrimental to the character and quality of the area.
The previously approved three car detached garage was located 3.1 metres from the main dwellinghouse. The new proposed garage would be located 8 metres from the main dwellinghouse. Given the size of the garage approved under PA 11/00568/REM it appeared more subordinate to the main house that what is being proposed under this scheme with the proposed garage appearing as a separate unit from the main house thus increasing the impact of built development on the site.
Conclusion
Whilst the provision for garaging facilities has previously been approved, this was of a scale less than what is proposed under this new scheme. By reason of its massing and design the proposed new detached garage is not considered to respect the site or the main dwellinghouse in turn causing a detrimental impact on the area.
Overall it is concluded that the planning application does not accord to the provisions of General Policy 3 and Environment Policy 3 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be refused.
PARTY STATUS
The local authority is, Andreas Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommendation
Recommended Decision: Refused Date of Recommendation: 26.02.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
R 1. Due to it's design, size, and siting, the proposed detached garage constitutes overdevelopment that would not respect the site or main dwellinghouse in terms of siting, layout, scale, form, design and landscaping of buildings and the space around them. In turn this would have a detrimental impact on the surrounding area contrary to General Policy 3 of the Isle of Man Strategic Plan 2007.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : [Illegible] [Illegible] Committee Meeting Date : Signed : [Illegible] [Illegible] Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
4 March 2013 13/00041/B Page 4 of 4
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