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20/01466/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01466/B Applicant : David Humphrey Proposal : Erection of dwelling Site Address : 12 Mylchreest Drive Reayrt Mie Ballasalla Isle Of Man IM9 2BB
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.04.2021 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered to accord with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to Drawing No. GC-A48 received on 18 December 2020. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
Department of Infrastructure (DOI) Flood Risk Management Division __
Officer’s Report
1.0 THE SITE
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1.1 The site is the residential curtilage of 12 Mylchreest Drive, Reayrt Mie, located within phase 1 of the recently approved Reayrt Mie residential estate in Ballasalla approved under PA 19/00137/B and amended under PA 20/00923/B. The plot is located on the south-western end of the estate, nearest the Steam Railway Line and the small estate of Ballabridson situated west of the plot.
1.2 The approved building on the site is a 'hawthorn' bungalow with three bedrooms and an attached garage, and off road parking for two cars parked in tandem to one side.
2.0 THE PROPOSAL 2.1 The application seeks planning approval for erection of dwelling. The applicants have indicated on the application form that they seek Erection of dwelling (amendment to dwelling approved under PA 20/00923/B).
2.2 The alteration currently proposed within the current scheme would involve the modification of the garage door on the bungalow through its replacement with a UPVC window in colour, size and style to match exiting windows approved in earlier schemes.
2.3 The proposed dwelling is the same as that approved for this plot under PA 19/00137/B and (amended under PA 20/00923/B), albeit with the integral garage changed to living accommodation and the garage door replaced accordingly. The 2 car driveway measuring 13.1m long and 3.5m wide will remain available for parking.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South 2013 as 'proposed residential'. The site is not within a Conservation Area, although part of the site is classified as having low likelihood of surface water flood risk as indicated on the Isle of Man Indicative Flood Maps for River and Tidal Flood Risk.
3.2 Given the commencement of 19/00137/B and the nature of the proposed works it is most relevant to consider General Policy 2 of the Isle of Man Strategic Plan 2016.
3.3 General Policy 2 states (in part):
"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 spaces 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 and (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."
3.4 Also, Appendix 7.6 of the Isle of Man Strategic plan 2016 stipulates that, for a typical residential development, two (2) spaces should be provided per unit, at least one of which is retained within the curtilage and behind the front of the dwelling. This policy will be relevant to this application due to the fact that the existing garage will be converted to living accommodation which might result in the loss of a parking space.
4.0 PLANNING HISTORY 4.1 The estate was originally approved under 19/00137/B with amendments sought to modify the bungalow (and other bungalows - 11 & 13 Mylchreest Drive) to reposition the rear
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sunroom and extend the rear garage and utility so as remove the inlet under PA 20/00923/B. The works also involved internal reconfigurations and a number of alterations to existing window sizes and positions and the installation of a new pedestrian door into the back of the garage. There were no changes to the off road parking or driveway.
4.2 There have been no others applications relevant to this site.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 The Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 10 March 2021 with the following additional comment: After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking and subject to consideration of an electric vehicle charging point.
5.2 Representation from the Department of Infrastructure (DOI) Flood Risk Management Division confirms that that there is 'No Flood Risk Management interest' in the letter dated 29 March 2021.
5.3 Malew Parish Commissioners have not made any comments on the application although they were consulted on 15 February 2021.
5.4 No comments received from neighbouring properties.
6.0 ASSESSMENT 6.1 With regard to the replacement of the garage door with a window to enable the conversion of the space to living accommodation, there are a number of issues to consider. The first relates to whether the proposed nature and use of the converted garage would be appropriate in this location. Second, whether the proposed snug would result in an adverse impact upon neighbouring amenities. Third, the potential parking implications of the development.
6.2 It is noted that the proposed development would be to convert an existing attached garage which is within an existing residential curtilage. Therefore, it does not require the provision of additional amenity since the new snug will utilize the already provided amenity for its operation within the said property. As well, the installed window would mirror the existing (approved) windows on the dwelling and as such, they would seamlessly integrate into the street scene.
6.3 Regarding the potential impacts upon neighbouring properties; there would be no adverse impacts to residential amenities to warrant a refusal. This is hinged on the fact that the proposed window would be at single storey level and would be positioned such that it would not have direct views into the rooms on the neighbouring property at 11 Mylchreest Drive, which also has views to the application site; thus diminishing any impact that would result on neighbouring residential amenity.
6.4 Likewise, the conversion of the existing garage will arguably not result in the loss of parking space since the site still has two on-site parking spaces available within the hardstanding area for the dwelling. As such, there would be no impacts on parking provisions.
6.5 Overall, it is considered that the erection of the dwelling with the proposed alteration would be an acceptable form of development and would not have detrimental impacts on the existing dwelling or neighbouring amenity.
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7.0 CONCLUSION 7.1 The application is considered to accord with the relevant parts of General Policy 2 and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 12.04.2021
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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