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Application No.: 06/01888/B Applicant: Mr P Mellor Proposal: Erection of a detached triple garage with workshop/store in roof space Site Address: Modena House, Ballanard Road, Douglas, Isle Of Man ### Considerations Case Officer: Mr B J Sinden Expected Decision Level: Delegation ### Written Representations ### Consultations
The site comprises the curtilage of a large detached dwelling standing in its own grounds which adjoin the east side of Ballanard Road. Formerly part of the grounds of "Highton", and one of two plots which have been so formed.
On the Douglas Local Plan, the site lies within an area zoned for Low Density Housing in Parkland. Such use is the subject of Planning Circular 8/89. The land immediately to the north and south of the site, and the land on the west side of Ballanard Road is all zoned for Predominantly Residential use. The land to the east of "Highton" is zoned as Agricultural Open Space. Ballanard Road is designated as a Principal Traffic Route.
The application proposes that there should be erected a three-car garage with workshop / storage in the roof spaces. This would be sited in the north-west corner of the site, approximately 10m from the road and 3m from the northern boundary. The building would be approximately 12x6.5 metres, and 6 metres high to the ridge. New tree planting is indicated on the northern and north-eastern boundaries.
There have been many previous planning applications in respect of the development of this site and the adjoining plot of these, the most pertinent is
05/136: Erection of guest lodge for use ancillary to main house, plot 2 adjacent to Highton. Refused (After Appeal) 05.01.06
The guest lodge would have been sited in the same general position as the garage now proposed. It would also have been of similar size and form.
The reasons for refusal related to:
a) the introduction of additional built clutter within part of the site which ought to be given over to open landscaping; and b) loss of privacy, both actual and psychological, in Plot 1.
The Highway Authority, the Local Authority, and the Fire Service have no objections.
However, there are six letters from local residents, most of which express concerns relating to
a) conflict with the land-use zoning as Low Density Housing in Parkland; b) visual impact; and c) overlooking or a perception thereof.
There is on the site at present, in the same position as the proposed garage, a container which is being used for storage of garden machinery and equipment.
The house has an existing 3-car garage.
The proposed building has been designed in the same form and style as the house. The only windows (three dormers in the south pitch of the roof) face south, into the site.
Accordingly, I judge that the key issues are
a) whether there would be any conflict with the policies set out in Planning Circular 8/89; and b) whether there would be any adverse visual impact on either the street scene or on neighbours.
Assessment of these issues should be made having regard to the Appeal decision in respect of PA 05/00136.
In his report on 05/136, the Inspector concluded that the proposed building "would impinge upon what is now, in the context of high quality low density housing, a site of relatively modest proportions, adding additional clutter within part of the site which ought to be given over to open landscaping. Whilst it is true that, from the main public viewpoint, on Ballanard Road, it is rather well screened, that does not justify a departure from policy."
Since the building now proposed is similarly sited, and of similar size and form, the above conclusions surely apply to it as they did to 05/136.
The building would make some visual impact on neighbours and road users, and the character of the site would shift, albeit only subtly, from one of parkland to one of a more built, suburban nature. However, there would not, in my judgement, be any significant impact on privacy or light at neighbouring sites.
Having regard to the previous application and to the nature of the concerns raised by this proposal, I recommend that all of those who have submitted written representations should be accorded interested party status.
Recommended Decision: Refused
Date of Recommendation: 30.01.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The site is zoned for Low Density Housing in Parkland, and has been developed for high-quality, low-density housing in accordance with that zoning; the development now proposed would impinge upon what is, in this context, a site of relatively modest proportions, adding additional clutter within part of the site which ought to be given over to open landscaping; the development would thus be contrary to the Department's Policies as set out in Planning Circular 8/89, and would affect adversely the appearance and character of the area.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date : ...
Signed : ... M. I. McCauley Director of Planning and Building Control
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