49933

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                                      21/00003/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00003/B Applicant : Mrs Janet & Mr Gerald Bradley Proposal : Mono pitch extension to garage. Site Address : 9 The Promenade Raglan House Castletown Isle Of Man IM9 1BJ

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.02.2021 __

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.

C 2. The ground floor garage and the living accommodation at the first floor shown in the drawings may be used only in association with the main dwelling house "9 The Promenade" and for purposes incidental to the use of main dwelling house "9 The Promenade" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 20/28/02 received on the 6th January 2021.

Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such. To provide adequate off-street parking for the main dwelling house "9 The Promenade" all in accordance with 19/01006/B.

This application has been recommended for approval for the following reason. The proposal is considered to accord with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This decision relates to drawings 20/28/01 and 20/28/02 received on 6th January, 2021. __

Interested Person Status - Additional Persons

None Officer’s Report

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                                      21/00003/B                                     Page  2  of  3

THE SITE 1.1 The site is the curtilage of an existing mid terraced property which sits on the northern side of the promenade in Castletown facing Castletown Bay. The property has at the rear a lane off which the promenade properties have rear access, some having outriggers which occupy some or all of the length of the rear yard, others, such as this property, having detached garages which front onto the lane.

1.2 The existing garage has a floor of accommodation above served by an internal staircase and which has a horizontally proportioned window in the lane elevation and two roof lights in the pitch facing towards the main building.

THE PROPOSAL 2.1 Proposed is the slight (740mm) forward extension of the ground floor front of the garage with a monopitched roof sloping down towards the lane and finished in slates and render to match the main roof. This will accommodate the space currently used to store the bins and provide a cover for them in front of the parking space within the garage which is to be retained.

2.2 The boundaries either side of the garage as it exists are 1.5m high, preventing visibility of approaching vehicles and this will not be significantly altered by the proposal.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential and not within a proposed Conservation Area

3.2 As such, the following parts of the Strategic Plan are relevant:

General Policy 2: "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; (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 unacceptable effect on road safety or traffic flows on the local highways".

3.4 The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

PLANNING HISTORY 4.1 The property was one of three which were the subject of a successful application for conversion into flats (05/92170/B), replacement windows (07/00020/B) and the existing garage was approved as a replacement under 08/00624/B with the first floor added under 19/01006/B.

REPRESENTATIONS 5.1 Highway Services do not object (02.02.2021).

ASSESSMENT

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                                      21/00003/B                                     Page  3  of  3

6.1 The proposal has little impact on the appearance or character of the building and does not affect visibility due to the existing boundary walls referred to in 2.2 above. Furthermore, the proposal would have no adverse impacts upon neighbouring amenities.

CONCLUSION 7.1 The proposal is considered to accord with General Policy 2 of the Strategic Plan and is supported.

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 in Article 4(2) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I can confirm that this decision has been made by the Director of Planning and Building Control 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 : 18.02.2021

Determining officer

Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.