Loading document...
==== PAGE 1 ====
21/00436/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00436/B Applicant : Ms Rachel Michaels Proposal : Erection of a garage to rear of property Site Address : 2 Sydney Street Douglas Isle Of Man IM1 3JB
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.07.2021 __
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 flat roofed area on the hereby approved garage as shown on drawing no.2B dated 16th June 2021 shall not be used as a roof terrace amenity or sitting out space of any kind whatsoever and shall not be used other than for essential maintenance or repair or escape in emergency
Reason: To prevent the undue overlooking of neighbouring properties.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2, Environment Policy 36 and Appendix 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date received on 10th May 2021: o Drawing No. 1 o Drawing No. 100 o Drawing No. 03 o Drawing No. 04
This decision also related to Drawing No.2B received 16th June 2021 which shows the amended proposal drawing.
==== PAGE 2 ====
21/00436/B Page 2 of 4
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
No.3 Sydney Street as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 2 Sydney Street, Douglas which is a traditional two storey mid terraced property situated to the North of Sydney Street.
1.2 The site is situated within a block of six properties which face Sydney Street and all share a rear lane which can be accessed via either Oxford Street or West View Lane.
1.3 To the rear of the property there currently exists a roller shutter garage door with fencing to the side which leads to a rear yard that has a parking space and some timber decking.
THE PROPOSAL
2.1 The application proposed the removal of the existing roller shutter door and fencing and the erection of a garage within the existing area of the yard. The garage door will measure approximately 4m with the garage walls fitting within the existing yard sizing. The proposed overall height of the garage is approximately 3.07m with a parapet measuring approximately 0.4m.
PLANNING HISTORY
3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY
4.1 The site lies within an area zoned as "Predominately Residential" on the Area Plan for the East. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 In terms of the Isle of Man Strategic Plan 2016, the key policy for this application is General Policy 2, which 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
==== PAGE 3 ====
21/00436/B Page 3 of 4
4.3 There are a number of other relevant policies, as summarised below.
4.4 Appendix 7 of the Isle of Man Strategic Plan 2016 is also relevant and sets out the parking requirements for residential development.
4.5 The Residential Design Guidance 2019 is also relevant when looking at the impact on neighbouring properties.
REPRESENTATIONS
5.1 The following representations can be seen online in full,
5.2 Douglas Borough Council have considered the application and raise no objections (25.04.21)
5.3 Highway Services have considered the application and state, "After reviewing this application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and/or parking. The applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway." (4.06.21 & 29.06.21)
5.4 The Owner/Occupier of No.3 Sydney Street has written in to object to the initial plans which showed a high parapet surrounding the roof of the garage. They were worried about possible overlooking issues. (09.06.21)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are;
6.2 CHARACTER AND APPEARANCE 6.2.1 The proposal is situated to the rear of the overall site and as such does not have an impact on the character or appearance of the nearby Conservation Area. The proposal of the larger garage door which takes in the width of the rear garden is not an uncommon site within terraced properties such as this within the surrounding Douglas area and as such will not alter the character and appearance of the property or the surrounding area.
6.2.2 The addition of the low level parapet whilst making the overall garage taller than the neighbouring properties walls will not create an overbearing feature.
6.3 HIGHWAY SAFETY 6.3.1 The proposed garage door is slightly under the recommended "Min Door Width" of 4.2m within the Manual for Manx Roads (2021). Whilst this is the case the applicant explained that one of the spaces would be used for a small classic car and the opening is limited to what is available within the site. Highway Safety have not objected to the application and as such means that the proposed space available and the manoeuvring space available must be acceptable.
6.4 IMPACT ON NEIGHBOURING PROPERTIES 6.4.1 Following a site visit to the site and a discussion with the Agent on behalf of the Applicant, it could be seen that the proposed roof of the garage was to be used as additional outside living space as such a amended drawings to alter the proposed parapet to a lower size was requested and received.
==== PAGE 4 ====
21/00436/B Page 4 of 4
6.4.2 Prior to receiving the amended drawings an objection was received from No.3 Sydney Street regarding the possible use of the roof as additional living space and the potential for overlooking. Since receiving the amended drawings no additional comments have been received. Whilst this is the case the parapet has been reduced and as such a majority of the possible overlooking has been reduced. For the benefit of doubt a condition should be attached to the application to state that the roof of the garage cannot be used as additional living space.
CONCLUSION
7.1 In summary, the proposal will create an additional car parking space in the rear of the property which will assist the property in complying with Appendix 7 of the Isle of Man Strategic Plan and the proposed works are not considered to be detrimental to the overall character and appearance of the site or surrounding area and as such complies with General Policy 2 and Environment Policy 36. The proposal is therefore considered acceptable and is recommended approval with a condition regarding not using the garage roof as additional living space.
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: 29.07.2021
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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.
Copyright in submitted documents remains with their authors. Request removal