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                                      21/01271/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 21/01271/B Applicant : Mr Jason Elliott Proposal : Erection of detached garage Site Address : 1 Church Close Lonan Laxey Isle Of Man IM4 7JY

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.08.2022 __

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. This application is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide July 2021.

Plans/Drawings/Information;

This approval relates to the documents and drawing no.s 100 and 103, which were received on 28th October 2021.

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Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE 1.1 The site is the residential curtilage of The Studio, 1 Church Close, Church Road, Logan, Laxey, a detached two-storey dwelling, located to the south of Church Close. The property sits beside 2 Church Close.

1.2 There is a driveway leading from Church Close to the west corner of the site. The two dwelling shares the same driveway. There is a hardened area in front of the existing attached garage and there is a grassed area with trees in front of the main dwelling.

2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-storey pitched-roof garage on the south corner of the site. The proposal would remove some existing trees on site.

3.0 PLANNING HISTORY 3.1 Erection of detached garage was APPROVED at appeal under PA 19/01034/B. The proposed garage is converted from a shipping container. The inspector concludes that the "proposed garage would respect its site and surroundings in layout, scale, design and the spaces around buildings and would avoid harm to amenity". Garff Commissioners objected to this application.

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

Principles of Developments 4.3 General Policy 2, which provides an overall requirement for all development, states: "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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

Visual Design 4.4 Strategic Policy 3 and Environment Policy 42 focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features.

Safety and Security 4.5 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regard to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."

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PPS and NPD 4.6 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Therefore, it is considered that the Guide is materially relevant to this application.

5.2 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.

5.3 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.

6.0 REPRESENTATIONS 6.1 Garff Commissioners objects to this application (23.11.2021). The comment states the proposal would be contrary to the character of the modern housing estate which has a general presumption against development in front of the properties.

6.2 Highway Services does not oppose this application (19.11.2021). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.

7.0 ASSESSMENT 7.1 The key considerations in the determination of this application are its impact on the character and street scene of the area and trees.

Character and Streetscene 7.2 The proposed garage is of typical design. The roof style is the same as the surrounding dwellings. While it is fronting the main dwelling, the site is set back from Church Close and the house is perpendicular against rather than in line with the road while the garage is facing the road. It is considered the proposal would not stand out from its surroundings when observed from Church Road.

7.3 The proposal is also visible from the road behind. The only visible part will be the pitched roof and a small section of the rear wall due to the removal of the existing tree and the concealment of the existing boundary fence. It is considered the proposal would not negatively impact the streetscene when observed from the road behind.

7.3 The proposed garage is also considered an improvement compare to the previous approval in the streetscene. In summary, it is considered that proposal would not have a negative impact on the character and streetscene of the area.

Trees 7.4 The proposal would remove six conifers. While it is regrettable to lose mature trees, it is considered that there is little negative impact to justify a refusal in this instance.

8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.

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9.0 INTEREST PERSON STATUS 9.1 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 which 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.

9.2 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: 15.09.2022

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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