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22/00072/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00072/B Applicant : Mr Alan & Mrs Angela Greenhalgh Proposal : Erection of a detached triple garage Site Address : Ballaveare Old Castletown Road Port Soderick Isle Of Man IM4 1BB
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.04.2022 __
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.
C 2. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use.
Reason: To provide adequate off-street parking
C 3. The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots, submitted in support of the application, shall be adhered to in full, subject to the pre-arranged supervision detailed in appendix 4, by a suitably qualified and pre- appointed tree specialist.
No tree shall marked for retention shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date.
This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
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This condition relates to the documents, Tree Survey and Report and drawing no. 19, 20 as having been received on 21st January 2022 and drawing no 18 Rev A as having been received on 22.02.2022.
Reason: to ensure that all trees to be retained are protected from development during construction, preserving the amenity value they afford to the local area.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval relates to the documents, Tree Survey and Report and drawing no. 19, 20 as having been received on 21st January 2022 and drawing no 18 Rev A as having been received on 22.02.2022.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of Ballaveare Old Castletown Road, a two-storey detached property located on the southeast of Old Castletown Road, close to its junction with B23.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-story detached triple garage on the northwest of the dwelling. It has a pitched roof and there are three garage doors on the northeast elevation, three casement window on the northwest elevation and a door on the southeast elevation.
3.0 PLANNING HISTORY 3.1 Erection of a detached three car garage was APPROVED under PA 18/00142/B but has now lapsed. It had an identical proposal as the current application.
4.0 PLANNING POLICY Site Specific 4.1 The site is not within an area with specific land use designation in the Area Plan for the East, meaning it is considered to be part of the countryside. However, it is still considered to be a residential curtilage. Therefore, it is will be assessed as an area designated as Predominantly Residential.
4.2 The site is within a Registered Tree Areas (ref: RA0771).
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
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Principles of Developments 4.4 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 4.5 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. Focused on landscaping.
4.6 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development."
4.7 Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
Safety and Security 4.8 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards 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."
PPS and NPD 4.9 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 Braddan Parish Commissioners does not object to this application (06.01.2022).
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6.2 Highway Services does not oppose this application (22.02.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
6.3 DEFA Forestry has commented requesting the tree protection plan to be conditioned (02.03.2022)
7.0 ASSESSMENT 7.1 The key considerations in the determination of this application are its impact on the house itself, on the character and street scene of the area, on the amenities of the neighbours and trees.
Design of the House Itself 7.2 The pitched roof garage is typical in a residential setting so there is no impact on the appearance of the house. Therefore, the design is considered to have a neutral impact on the character and appearance of the house.
Character and Streetscene 7.3 The proposal is not visible to the public recessed level from the road and front boundary treatment. Therefore, it is considered that there is no impact on the character and streetscene of the area.
Neighbouring Amenities 7.4 The extension complies the "45 Degree Approach". Therefore, it is considered that there is no concern for overbearing or overshadowing.
7.5 There is no window or door on the rear elevation. Therefore, it is considered that there is no overlooking concern.
Trees 7.6 Following the request from DEFA Forestry, a condition will be attached regarding the tree protection plan to protect the Registered Tree Area.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and Paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.
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:
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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: 12.04.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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