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21/01287/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01287/B Applicant : Mr Mark Marshall Proposal : Erection of shed and carport Site Address : Laurel Bank Rencell Hill Laxey Isle Of Man IM4 7BJ
Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.03.2022 __
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. The application is considered to accord with General Policy 2 (b, c, g h and i) and the principles of the Residential Design Guidance 2021, and is therefore approved.
Plans/Drawings/Information;
This decision hereby approved related to drawings and documents titled;
Cover Letter and Plan List Site and Location Plans Existing Plan Revised Proposed Plans and Elevations Photo Sheets and Perlocation Test
date stamped as being received by the Department on 8th of December 2021 and the 19th January 2022.
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21/01287/B Page 2 of 4
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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 Laurel Bank, Rencell Hill, Laxey which is a three storey, end of terrace property situated to the West of Rencell Hill. Laurel Bank is one of two three storey properties which are situated within an area of two storey cottages.
1.2 Due to the topography of Rencell Hill, Laurel Bank and the surrounding properties have steep rear gardens. Laurel Bank specifically has a staircase which leads up to a large rear garden and parking. There are several separate terraced spaces at certain points within the rear garden.
THE PROPOSAL 2.1 The proposal seeks approval for the erection of a timber framed shed with a further projecting car port covering part of the existing paved parking area.
2.2 The proposed enclosed shed is to be 4.7m wide and 5.5m long, the additional car port is to be 4.4m wide and 5.5m long and having the same pitched roof over and open to the front and northern side. Both structures will be 3.8m from ground level to the pitch.
2.3 The applicant has also included details for a rainwater sump for surface water runoff, the rainwater pipes will be attached to both the shed and the car port and will run to the sump. A percolation test has been provided for this.
PLANNING HISTORY 3.1 There is a recently approved planning application 21/01580/B in relation to this site, but it will not be considered as materially relevant in the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East - Map 7 - Laxey. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 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:
(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;
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21/01287/B Page 3 of 4
(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" (g) does not affect adversely the amenity of local residents or the character of the locality;
REPRESENTATIONS 5.1 Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.2 Highway Services have considered the proposal and provide the following comment; "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network efficiency and on proviso that Planning is satisfied on the amount of retained car parking. The Applicant to consider the provision of bicycle parking and an electric vehicle charging point to aid mode choice and climate change objectives." (09.11.21)
5.2.1 Highways Services added further response " Highways Development Control notes the additional information uploaded on 8 December 2021 & 19 January 2022 and continues to not oppose this proposal. Highway Drainage team may comment separately on the percolation test." (16.12.22) / (20.01.22)
5.3 Garff Commissioners have considered the proposal and state they have no objection. (05.11.21)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 With regards to the shed, this type of structure is not uncommon at residential properties, in fact the Permitted Development Order allows the erection of such structures up to 15sq m and no taller than 2.8m within the curtilage of a dwelling subject to conditions. The proposal would not be out of keeping here. The shed and car port would not negatively impact the character and street scene or area as they are to the rear of the dwelling and would therefore be considered acceptable.
6.3 As there is no objection from Highway Services, it is considered that there is no impact on parking provision or highway safety.
6.4 The openings are facing the roads. Therefore, there is no concern for overlooking.
6.5 It is considered that the overall level of works proposed within this application are modest and in keeping with the character of the property in question and do not create any concerns that would warrant a refusal.
7.1 CONCLUSION
7.1 For the above reasons the application is considered to accord with General Policy 2 (b, c, g h and i) and the principles of the Residential Design Guidance 2021.
8.0 INTERESTED PERSON STATUS
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21/01287/B Page 4 of 4
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: 24.03.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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