Officer Planning Report Recommendations

Planning Report And Recommendations {{table:520996}} ### Considerations {{table:520992}} ### Written Representations ### Consultations {{table:520993}} {{table:520994}} {{table:520995}}

Officer's Report

The Site

The application site represents the curtilage of Hannah’s Yard, Main Road Kirk Michael. The property abuts the pavement at the front and has a large yard area associated with it to the south west.

Planning Status

The application site is located within an area identified as being “Residential/Retail” by the Kirk Michael Local Plan. The site is located within the Kirk Michael Conservation Area.

Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant in the assessment and determination of this application:

General Policy 2, which 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:

• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (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."

Environmental Policy 35, which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." PLANNING HISTORY There are no previous planning applications considered relevant in the assessment and determination of this application.

Representations

The Department of Transport Highways Division does not object subject to a condition relating parking.

Michael Commissioners do not object to this application. The Isle of Man Fire and Rescue Service attaches a note to any subsequent approval. We have received no privately written representations in relation to this planning application.

The Proposal

This application seeks approval for the conversion of the existing single car integral garage to form additional living accommodation. This would involve the removal of the existing door and the installation of a window along with the bricking up of part of the opening.

Assessment

The integral garage is situated at the side of the property which faces onto the yard. It is not readily visible from the thoroughfare and as such any visual impact is likely to be negligible. The main issue to consider is whether the proposed garage conversion would detrimentally impact upon the existing parking provision of the property. The space available within the yard is considered to offer ample space for parking to a standard that would comply with the Strategic Plan parking requirements. It is however considered appropriate to attach a condition requiring that two off-street parking spaces are made available to the dwelling at all times.

Recommendation

It is recommended that the application be approved.

PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division. Michael Commissioners. Accordingly the following parties are not granted Interested Party Status: The Isle of Man Fire and Rescue Service

Recommended Decision: Permitted

Date of Recommendation: 25.03.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the conversion of the existing garage to provide additional living accommodation at Hannah's Yard as shown by the plans and information 00029/1, 00029/2, 00029/3, 00029/4 and Photographs submitted and date stamped 9th January 2008.

C 3. Two off-street parking spaces shall be made available for the dwelling at all times. N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : 3/4/08 Signed : Futah

Mrs F Mullen Senior Planning Officer