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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01058/B Applicant : Wren Homes (IOM) Limited Proposal : Erection of detached garage/carport Site Address : Old School House Main Road Sulby Isle Of Man IM7 2HP
Planning Officer: Mrs Vanessa Porter Photo Taken : 24.11.2021 Site Visit : 24.11.2021 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.12.2021 __
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. For the avoidance of doubt the new parking/turning area is required to be laid out in accordance with the approved drawing no.1597.g1 Rev 1. The rear driveway shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This application has been recommended for approval for the following reason. The proposal complies with Strategic Policy 4 and Environment Policy 32 of the Isle of Man Strategic Plan and therefore recommended for approval.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 01st September 2021: o Location Plan o Drawing No. 001
This decision also relates to Drawing No. 1597.g1 received on the 25th November 2021.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of the Old School House which is situated to the south of Sulby Straight. Due to the history of the site, there are currently three properties on the site, The Old School house itself and two properties in various points of being built, PA19/00087/B which is substantially built and PA19/00989/B).
1.2 The registration of the Old School House states the following regarding its appearance, "The Architecture has a pleasing and as yet, unspoilt, simplicity which employs materials and language very similar to its neighbour, St. Stephen's Church and former schoolhouse. Manx slate stone provides the main finishing material, with openings, verges string courses and other dressings completed in golden/brown brickwork. A notable feature is the distinctive Bell Gable placed centrally on the front elevation which again echoes its neighbour St Stephen's in this regard."
THE PROPOSAL 2.1 The current planning application seeks approval for the erection of a wooden car port measuring 5.6m by 5.3m with an overall height of 3.9m to be situated to the southern part of the rear of The Old School House.
2.2 The materials of the proposed wooden car port is to be a stonework to the lower part and oak for the main materials with a natural slate roof to match the existing dwelling.
PLANNING HISTORY 3.1 There are several applications upon the site as a whole and on The Old School House itself, as such below are the most recent and relevant to this application;
3.1.1 PA19/00989/B - "Erection of a detached dwelling and alteration to existing vehicular access" - Permitted
3.1.2 PA19/00087/B - "Erection of a detached dwelling" - Permitted at Appeal
3.1.3 PA18/00532/REM - "Reserved Matters application for the erection of a detached dwelling (relating to PA 15/00794/A)" - Refused
3.1.4 PA17/00073/CON - Registered Building Application (RB 171) for demolition of existing garage and outbuildings, erection of new garage and garden walls (in connection with application 17/00072/GB) - Permitted
3.1.5 PA17/00072/GB - Demolition of existing garage and outbuildings, erection of new garage and garden walls (in connection with Registered Building Application 17/00073/CON) - Permitted
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Sulby Local Plan 1998 map. The site is not within a Conservation Area nor a Flood Risk Zone, it should be noted
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that The Old School House is a registered Building, No.171 but the red line boundary for this registration does not include where the proposed garage is to be situated.
4.2 Given the nature of the application Strategic Policy 4 and Environment Policy 32 are the most relevant Strategic Policies which seeks that extensions or alteration do not detrimentally affect the character of the registered building followed by Environment Policy 34 which seeks the use of traditional materials in pre-1920 buildings, Strategic Policies 1 and 5 which seek to make the best use of existing developed sites and ensuring new development is of good design, Spatial Polices 2 and 5 which ensure that development remains within settlement boundaries in line with the spatial hierarchy, paragraph 8.12.1 and General Policy 2 which ensures that development meets with the general standards towards acceptable development and not having an adverse impact on the surroundings or neighbours.
4.3 Section 4 of the Residential Design Guidance 2021 also offers further guidance on extensions to existing residential dwellings and Section 7 addresses good neighbourliness both of which are relevant in this case.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (22.09.21, 06.10.21 & 02.12.21)
5.3 Lezayre Parish Commissioners have written in to object to the proposal on the basis that the carport is not in keeping and should include an element of stone. (14.10.21)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 Due to the location of the proposed carport, once the property to the West of the site is built views of the carport will only be afforded from a public vantage point when walking directly past the property and even these will be fleeting.
6.2.3 The local commissioners have raised an objection to the proposal on the basis that the materials do not match the main dwelling, whilst this is the case and the only material which is proposed to match is the slate roofing, the proposal in itself is acceptable for its position within the site and is an acceptable addition to a registered building as the proposed materials will not detract from the main dwelling.
6.3 NEIGHBOURING AMENITY 6.3.1 With regards to neighbouring amenity, the proposed garage will be situated far south of the site and will not create any additional overlooking, overbearing or loss of light to the neighbouring properties.
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6.4 HIGHWAY IMPLICATIONS 6.4.1 The use of the existing driveway has been has been questioned with the original application showing works having been done to the entrance which hadn't been afforded planning permission. Having discussed this matter with the agent on behalf of the applicant it was noted these works were proposed under a previously withdrawn application and never done, as such these works were removed from the application.
6.4.2 With this in mind, the proposal is now to use the existing entrance into the site, with PA21/01055/GB and PA21/01056/CON being for the removal of the side porch to facilitate access to the proposed garage.
6.4.3 As such, it would be necessary to assess whether the proposed works are acceptable with regards to highway services.
6.4.4 It should be noted that Highway Services have not raised any comments with regards to the proposed works, having commented "No Highways Interest" on three occasions, as such it is deemed that the existing arrangements are acceptable.
6.4.5 Whilst this is the case to facilitate the access of vehicles to the carport a condition should be attached that the driveway and turning area should be clear and accessed at all times.
6.5 OTHER MATTERS 6.5.1 Firstly it should be noted that the red line boundary encompasses all three dwellings and as such there is currently no separation of the boundary lines, which could raise confusion on the possibility that the garage proposed PA17/00072/B & PA17/00073/CON could still be built. During the officer's site visit it was noted that there was a clear defining separation of The Old School House and the property to the East.
6.5.2 With regards to the proposed carport it is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal creates a new surface, but any water run-off will be going into an existing soak away. The proposed carport will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 The proposed car port is acceptable in terms of its form, mass and design and as such complies with Strategic Policy 4 and Environment Policy 32 and recommended for approval.
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
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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 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 : 06.01.2022
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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