38586

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                                                 15/00487/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00487/B Applicant : Mr Graham & Mrs Kerry Best Proposal : Replacement of existing garage door with a window and installation of replacement roof tiles to dwelling Site Address : 60 Broogh Wyllin Shore Road Kirk Michael Isle Of Man IM6 1HU

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit : 26.05.2015 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of No. 60 Brough Wyllan, a two storey detached property sited on the northern side of Shore Road, Kirk Michael.

2.0 THE PROPOSAL

2.1 Approval is sought for the conversion of the existing garage to a reception room comprising the removal of the garage door and installation of a window, removal of the existing polycarbonate roof and the installation of dark metrolite lightweight roof tiles to match the existing dwelling. The proposal also includes the extension of the dropped kerb to full length of the driveway.

3.0 PLANNING HISTORY

3.1 Previously, planning approval was granted in 2008 under PA 08/01828/B for the installation of French doors to replace existing rear window and the installation of a new window to the side elevation.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the site lies within an area zoned as Residential Use under the Kirk Michael Local Plan1994.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant to the assessment of this current planning application:

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: a) is in accordance with the design brief in the Area Plan where there is such a brief;

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                                                 15/00487/B
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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; 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 adverse 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."

5.0 REPRESENTATIONS

5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (12/05/2015).

6.0 ASSESSMENT

6.1 As there are two elements to this current proposal, it is necessary to consider each element of the proposal having regard to the impact upon private and public amenity and impact upon the street scene.

6.2 CONVERSION OF GARAGE

6.2.1 Under Class 26 of the Town and Country Planning (Permitted Development) Order 2012 the replacement of a garage door with another garage door or a window may be carried out without planning permission on the grounds that the garage is either an integral or attached garage; where a garage door is replaced with a window, the proportions of the window must replicate the proportions of the windows on the ground floor of the same elevation of the door to be replaced; and on completion of the operations, at least 2 car parking spaces remain within the curtilage of the dwellinghouse, the minimum size permitted for a car parking space is 6 metres by 3.25 metres. In this case, the driveway must have a length of 6 metres and width of 6.50 metres.

6.2.2 As the driveway has a width of 6 metres, planning permission is required for the conversion of the garage and replacement of the garage door with a window. On a site visit, and from information supplied within the planning application it is evident that two vehicles can park on the existing driveway and as a result the conversion of the garage would not result in an increased demand for on street parking. The extension of the dropped kerb would allow for easier access onto and off the application site which would benefit the users of No. 60 Brough Wyllan. It is also important to acknowledge that Highway Services do not oppose the current planning application.

6.2.3 The window proposed in replace of the existing garage door would match the existing lounge window on the ground floor and bedroom window on the first floor of the front

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                                                 15/00487/B
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elevation of the application dwelling and therefore would not have an unacceptable impact upon the appearance of the main dwellinghouse as viewed within the street scene.

6.3 REPLACEMENT OF CONSERVATORY ROOF

6.3.1 As the proposed roof tiles would match the existing roof tiles of the main dwelling it is considered that the development would be an enhancement to the existing property and would provide a uniform appearance throughout.

6.3.2 The conservatory roof would be visible from neighbouring dwellings and partially from Shore Road. Nonetheless, the proposed conservatory roof tiles, which would be a colour to match that of the dwelling, will provide a more constant and unbroken appearance than is currently the case and thus enable a more successful integration of the conservatory with the dwelling itself, enhancing the appearance of the dwelling as viewed from neighbouring properties and from Shore Road.

7.0 RECOMMENDATION

7.1 It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2007 and as a result it is recommended the planning application be permitted.

8.0 PARTY STATUS

8.1 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 of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.06.2015

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.

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                                                 15/00487/B
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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.

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This approval relates to Drawing Number: 01, 02 and 03 all date stamped as received 5th May 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 : 09.06.2015

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