Officer Report

Application No.: 15/00985/B Applicant: Mr John Holden Proposal: Erection of a detached double garage Site Address: Thie Hene Main Road Ballaugh Isle Of Man IM7 5EQ Case Officer : Miss Abigail Morgan Photo Taken: 23.09.2015 Site Visit: 23.09.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of an existing semi-detached dwelling which sits just to the east of Ballaugh Bridge in the heart of Ballaugh village. From the front the building is traditional and symmetrical and attractive: from the rear less so in all of these respects with a two storey annex which has a mixture of windows and a stepped elevation. The rear elevation looks out into the rear garden which has to its rear the corner of the rear garden of 3, Chapel Close and to the north east the rear gardens of 15 and 16, Mountain View.

2.0 THE PROPOSAL - 2.1 Proposed is a double garage, 6.1m x 7.3m, 2.4m to the eaves and 4.2m to the pitch. This will be single storey with materials to match the house; smooth painted render walls, dark slate roof, upvc windows and doors with an up and over garage door. - 2.2 The garage is located to the corner of the house on the angle, access is to be from the existing gated access onto Main Road.

3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated as residential on the Isle of Man Planning Scheme (Development Plan) Order 1982. As such the issues to be raised are highlighted in General Policy 2 of the Strategic Plan as follows:

"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".

4.0 PLANNING HISTORY - 4.1 Planning approval was granted for the replacement of uPVC sliding sash windows under PA 00/02315/B and for alterations and extension to rear elevation under PA 14/00716/B.

5.0 REPRESENTATIONS - 5.1 DOI Highways do not oppose the application. 08.09.2015. - 5.2 Ballaugh Parish Commissioners have no objections. 25.09.2015.

6.0 ASSESSMENT - 6.1 The garage will alter only slightly the arrangements for car parking internally to Thie Hene, it is set back from the Main Road by apx 12m and from the boundary with the neighbour by apx 3.5m. 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. The appearance of the garage is pleasant and will not be detrimental to the character of the property which is in the main, traditional and attractive. - 6.2 With regards to impact on the host dwelling, the proposal maintains a reasonable extension/back garden ratio and the design, size and massing of the proposal is considered in keeping with the existing property. - 6.3 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) of the Isle of Man Strategic Plan 2007.

7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved.

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 , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 28.09.2015

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

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.

This approval relates to drawing reference 730.05 date stamped received on 26 August 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date: 30.09.2015 Determining officer Signed :…………C BALMER……….. Chris Balmer Senior Planning Officer

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