Officer Report

Application No.: 15/00374/B Applicant: Mr Paul Smith Proposal: Erection of a detached double garage to rear of dwelling Site Address: 5 Royal Terrace Onchan Isle Of Man IM3 1EE Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling situated on the northern side of Royal Terrace mid way along a terrace of nine three storey properties which back onto a rear lane. The rear of the property currently has a cleared area which is used for car parking. The rear lane has a variety of garages with flat and pitched roofs alongside it. THE PROPOSAL - 2.1 Proposed is the erection of a double garage at the rear 1.15m back from the lane. The garage will be 5.95m by 6.1m measured externally and 5.35m by 5.5m wide internally and

• 2.4m high internally, 2.85m high to the top of the flat roof. No details are provided about the finish of the garage which appears to be finished in a painted render. PLANNING POLICY AND STATUS
• 3.1 The site lies within an area designated on the Onchan Local Plan of 2000 as Residential. There is provision for the erection of domestic garages in the Town and Country Planning (Permitted Development) Order 2012 however, as this abuts a public highway it cannot be undertaken without planning approval. There are no policies for the erection of detached domestic structures but there are for alterations and extensions to domestic property as set out in both the Onchan Local Plan and the Strategic Plan as follows:

3.2 Paragraph 8.12.1 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

3.3 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:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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;
• 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 adverse effect on road safety or traffic flows on the local highways."

- 3.4 O/RES/P/21

4.66 EXTENSIONS AND ALTERATIONS TO EXISTING RESIDENTIAL PROPERTY WILL GENERALLY NOT BE OPPOSED WHERE SUCH PROPOSALS ARE APPROPRIATE IN TERMS OF SCALE, MASSING, DESIGN, APPEARANCE AND IMPACT ON ADJACENT PROPERTY.

3.5 The Strategic Plan requires that each residential dwelling is provided with two parking spaces. The Onchan Local Plan requires that: O/RES/P/20

4.65 EXCEPT WHERE REQUIRED OTHERWISE BY THE LOCAL PLAN, CAR PARKING STANDARDS OF AT LEAST THREE SPACES PER DWELLING WHICH MAY INCLUDE A GARAGE WILL BE APPLIED TO ALL NEW RESIDENTIAL DEVELOPMENT WITHIN THE LOCAL PLAN AREA. PERMISSION WILL NOT GENERALLY BE FORTHCOMING FOR EXTENSIONS OR CONVERSIONS WHICH RESULT IN A LOSS OF PARKING SPACE BEHIND THE BUILDING LINE.

3.6 As the Strategic Plan was adopted later, the provisions of this document take precedence under its paragraph 1.4.4. PLANNING HISTORY

4.1 The site has been the subject of previous applications for the reconstruction of the kitchen and the installation of replacement windows (PAs 87/04172/B and 96/01886/B). REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services and Onchan District Commissioners indicate that they do not oppose the application (20.04.15 and 29.04.15). ASSESSMENT - 6.1 The garage will alter only slightly the arrangements for car parking and access and the garage is similar to other structures served by the same lane. There are no objections from the highway authority nor from any neighbours. It is considered that the proposal has no adverse impacts on the amenities of the area or those living in or passing through it and as such the application is recommended for approval. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision: Permitted Date of Recommendation:

06.05.2015

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 hereby approved shall at all times be available for the parking of private motor vehicles associated with 5, Royal Terrace. Reason: To provide adequate off-street parking.

This approval relates to drawings PD-001, PD-002, PD-003, PD-004 and PD-005 all received on 8th April, 2015.

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 : 12.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management