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22/00302/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00302/B Applicant : Mr Martin Roger Jay Proposal : Erection of a detached garage with first floor ancillary accommodation above Site Address : Drayton Lodge Oatlands Road Andreas Isle Of Man IM7 4ER
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.06.2022 __
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 living accommodation within the first floor of the garage hereby approved shall only be used in association with the main dwelling house "Drayton Lodge" and for purposes incidental to the use of main dwelling house "Drayton Lodge" as a single dwelling, for no commercial purposes (exception "Homestay") and only in accordance with the internal layout shown on plan 1623.1.
Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
C 3. Prior to the commencement of any development details shall be submitted in writing for approval by the Department which indicates whether the first floor rear bedroom window will be fully obscure glazing (Pilkington level 5 or equivalent) or half obscured glazed i.e. the lower 50% of the window being obscure glazed and the upper 50% of the window clear. This approved scheme shall be installed prior to the occupation of the extension and maintained and retained thereafter.
Reason: In tern interests of neighbouring residential amenities.
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C 4. The ground floor level of the garage hereby approved shall only be used for garaging/domestic store and for no living accommodation.
Reason: The garage is at risk from flooding and living accommodation has a higher level of risk from flooding.
This application has been recommended for approval for the following reason. The proposal is considered to be appropriate in this location and comply with General Policy 2 and the Residential Design Guide having no significant adverse impacts upon public or private amenities.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 15.03.2022. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:
Flood Management Division (DOI) __
Officer’s Report
1.0 THE SITE 1.1 The site represents the curtilage of Drayton Lodge, Oatlands Road, Andreas which currently consist of a modern detached property located to the northwest of Oatlands Road and west of the former Dale Nurseries. The site is accessed via the Little Meadow housing estate road, running parallel with Oatlands Road to the site. At the entrance of the site is a parcel of land (grass/landscaping) to the right of the driveway and to the left is the driveway and beyond a lawned area which includes sheds.
2.0 PROPOSAL 2.1 The proposal seeks approval for the erection of a detached garage with first floor ancillary accommodation above.
2.2 The proposed garage would have a width of 8 metres a depth of 11 metres and a ridge height of 6.5 metres. The garage walls would be finished with painted render, cedar or composite boarding and stone plinth and roof tiles to match the existing dwelling. The proposal would be set between 750 - 900mm lower than the main dwelling ridge height.
2.3 The applicants comment; "Drayton Lodge is a detached family home set back from the roadside, which is well screened from public view by evergreen conifer hedging.
Despite having a large parking area, the property has no garaging or the facility to store vehicles under cover. We are mindful that a garage could possibly be built on our land under permitted development, however the size available is far too restrictive to suit our needs.
We desperately need a good sized garage - being an avid motorcyclist & a member of various motorcycle clubs, I have built up a large collection of vintage and classic motorbikes currently
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being stored away from Drayton Lodge, which is not ideal. In addition, we have several family cars, one being a mobility vehicle, a wheelchair adapted VW Transporter. Furthermore we have good sized lawned gardens that require a big sit on mower to maintain - plus a quad bike & trailer.
As we are in a position where we will need to work from home, we have lost a bedroom & the facility to accommodate our extended family & friends over in the UK. In building the garage - it seemed sensible to try & create living accommodation that can be used in conjunction with our home, that could also double up as homestay accommodation during the summer months"
3.0 PLANNING STATUS 3.1 The application site is within an area not designated for development under the IOM Development Plan 1982. However, since the adoption of the plan in 1982 land to the east has been development into a housing estate (Little Meadow) and the land to the north has been approved for a further housing development (Former Dale Nursery). Accordingly, the site is surrounded by housing development. The site is not within a Conservation Area.
3.2 Due to the land use designation of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
3.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
3.6 General Policy 2 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; (l) is not on contaminated land or subject to unreasonable risk of
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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."
3.5 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.6 Residential Design Guide 2021.
4.0 PLANNING HISTORY 4.1 There are no previous planning applications on this site which are considered relevant in the assessment and determination of this application. However, the neighbouring site has a single application which is considered relevant:
4.2 Former Dale Nurseries, Oatlands Road - Residential development for 17 dwellings - 18/00980/B - APPROVED
4.3 Erection of detached double garage to south east of existing bungalow - The New Bungalow, Oatlands Road, Andreas - 19/00014/B - NEIGHBOURING DWELLING - APPROVED
4.4 Erection of 27 dwellings with associated access, drainage, and open space - 20/00740/B
5.0 REPRESENTATIONS 5.1 Highway Services do no object (31.03.2022).
5.2 Flood Management Division objected to the application initially; however, following additional comments the FMD have removed their objection commenting (20.06.2022); "Whilst the Flood Risk Management Department has no objections to this application we would like to point out that the development is in area that is subject flooding.
Conditions Suggest a planning condition that the ground floor cannot be changed to residential accommodation as it would be a flood risk."
6.0 ASSESSMENT 6.1 The main considerations are; the principle of the development for garaging and it use; the potential visual impact upon the amenities of the countryside; and potential impact upon neighbouring amenities; and flood matters.
Principle of the development for garaging 6.2 In relation to the principle the starting point is that the site lies in the countryside where development is restricted, in order to protect the countryside for its own sake. Whilst the policies in the Strategic Plan allows for some exception, the proposal does not fall within any of those categories. The Strategic Plan is silent on new development in the form of detached garages; however, the Department has allowed a number of detached garages to properties throughout the Island. Further, properties do have the ability to erect garages under Permitted Development. Further, as outlined in the policy section of this report the land surrounding the site has been developed or has approval to be developed for residential purposes. Visually, the site is at the entrance to the Little Meadow housing development and almost forms part of that. It would seem illogical to consider the application site as being in the countryside as it is not.
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6.3 The applicants have explained the reason for the garage and namely the ancillary accommodation above which could give raise to a separate dwelling. However, it is considered which appropriate conditions attached, the fact it overlooks the main dwellings, shares the same access and driveway and is immediately adjacent to the main dwelling, it is considered this could be used in an ancillary way, rather than a separate dwelling.
Potential visual impact upon the amenities of the countryside 6.4 In this case the garage would be sited adjacent to the main dwelling house, albeit set closer to Little Meadow housing estate road. This can sometimes raise concern; however, it is set behind the front elevation of Nr 3 Little Meadow and the southern corner of the main dwelling on the application site. Accordingly, from this respect the proposal is acceptable, fitting well into the street scene.
6.5 It should be noted a 2.5+m mature hedgerow runs along the boundaries of Little Meadow and Oatlands Road.
6.6 The proportion, form, scale, height, design and finishes are all considered appropriate and would be an acceptable form of development and would not harm the visual amenities of the street scene or the site.
Potential impacts upon neighbouring amenities. 6.7 It is not consider either of the existing properties The New Bungalow to the northeast of the garage or Nr 3 Little Meadow would be significantly adversely affected by the development given; existing boundary treatments, the orientation of the neighbouring properties with the proposed garage, the distance the garage would be from any primary habitable rooms and the design/scale of the garage.
7.0 CONCLUSION 7.1 For these reasons the proposal is considered to be appropriate in this location and comply with General Policy 2 and the Residential Design Guide having no significant adverse impacts upon public or private amenities and therefore recommended for an approval.
8.0 INTERESTED PERSON STATUS 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. __
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I can confirm that this decision has been made by the Head of Development Management 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 : 24.06.2022
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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