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Application No.: 22/00353/B Applicant: Mr Alan Callister Proposal: Erection of a replacement garage Site Address: Long Close Glen Chass Road Glen Chass Port St Mary Isle Of Man IM9 5PN Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.07.2022
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. It is concluded that the proposal would accord with General Policy 2, 3; Environmental Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the plans/drawings/information received 14.03.2022. ______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of Long Close, Glen Chass Road, Port St Mary. The property sits to the east of the highway and is set back approx. 35m from the edge of the highway and accessed by a private track. The general area is built up of predominately two storey dwellings. - 1.2 The dwellinghouse is one and a half storeys with a pitch tiled roof and accommodation in the eaves. There is an attached flat roof garage (single car width) approx. 6m x 3m attached to the side elevation (west) that faces the driveway/ highway and finished overall with a painted render.
2.0 THE PROPOSAL - 2.1 Proposed is the removal of the existing flat roof garage and in its place, overlapping the footprint a 8.5m x 4.1m garage with a pitch roof of a profile to match the dwellinghouse and overall finished with a cement fibre slate roof and painted render, all again, to match the dwelling house. - 2.2 The garage would feature double opening doors in the south (front elevation) and a pitched glazed gable roof above the pedestrian door to echo that design feature of the dwellinghouse.
3.0 PLANNING POLICY The site lies within an area designated on the Area Plan for the South adopted in 2013 as not for a particular purpose and where there is a presumption against development. - 3.1 The site is not within a conservation area or is identified as being at flood risk. There are no registered trees on site that are affected by the proposals. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application: - 3.3 Whilst there is a presumption against development here as set out in General Policy 3 and Environment Policy 1, there is also support for certain types of works and extension and alterations to existing residential properties in the countryside, notably that set out in Housing Policy 16. And design of building should have a positive contribute as noted in Strategic Policy
3.4 Whilst the land is not zoned for development, the general principles contained with GP2 (a-n) offer guidance that specifically addresses those issues affecting building on site that would be general 'development control' and considered capable of being applied to this proposal. - 3.5 The principles of the Residential Design Guidance 2021 which sets out a number of general development standards for alterations to existing dwellings including neighbouring amenity.
4.0 PLANNING HISTORY - 4.1 The application site benefits from the following approvals;
5.1 Arbory and Rushen Commissioners commented (29/04/22) with no objection. - 5.2 Highways Services do not object (No Highways Interest) 31.03.22
6.1 Principle The starting point here is the land designation within the area plan which designates the site as land not zoned for development. As General Policy 3 would be applicable in this instance, the proposal is for a replacement attached garage building to an existing residential dwelling and does not specifically fit into any of the criteria for acceptable development (a-h), therefore regard must be given to the reasonableness of the scale and siting of the proposed developments within the defined residential curtilage in view of their subsequent impacts. - 6.2 In this case it is relevant to give weight to Housing Policy 16 which allows for extensions to properties in the countryside with the emphasis on visual impact and also any built additions must respect the proportion, form and appearance of the existing property. Environment Policies 1 which protects the countryside for its own sake and restricts development that would have an adverse visual impact on the countryside. Also the general principles contained with GP2 (a-n) that's offer guidance that specifically addresses those issues affecting building on site that would be general development control principles. On balance the principle of a replacement attached garage building (albeit larger) is acceptable form of development subject to the further assessment below. - 6.3 Design The demolition of the existing detached building would be acceptable, it is not of any architectural or historical merit and being of modern construction not to dissimilar to today's methods of building. Once demolished this area would be built on for the replacement garage. - 6.4 The proposed garage has been designed to ensure the existing proportions of the dwelling house are reflected in the design of the replacement garage, noting the width and heights. In this case, the proposed ridge height is no higher than the existing eaves line of the dwelling house. The garage has been brought further forward than the existing to offer a more useable space and storage for the dwellinghouse. - 6.5 The use of a roof detailing to echo that of the dwellinghouse would help keep the overall massing lower but strikes a balance to match that of the existing dwelling. The level of finish would seek to copy that of the dwelling house elements ensure the existing dwelling and proposed garage are read as one residential unit which ensures the proposed additions would be in accordance with STP5 and GP2b. - 6.6 Visual Impact In terms of how visible the scope of works are to the existing, Hp16 seeks that the impact when or if viewable is respectful to the properties proportions and appearance. The visual appearance of the new garage from the highway would be limited given the distance it is set back but there could be glimpsing views up the driveway when driving along this road, but those passing views would ensure the building would be read in the same residential context as the property and would not appear out of keeping given the level and scale of the proposal. The matching levels of finish in terms of wall finish, doors, windows and roof tiles, helps to visually link the two together.
6.7 The proposed replacement garage would be considered appropriate when read within the context of the area in terms of its height and design would be subservient to the scale and character of the main dwelling house. It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, HP16, GP2, and would not have any adverse impact on that of the countryside or on the dwelling house and its rural setting. - 6.8 Neighbouring Amenities The site sits remote on the land scape being set back from the highway with the nearest neighbours, to the north is 'Homecroft', as such it is not considered to be impacted by the proposed development over the current level of built development on site. As such, these aspects would be considered to be compliant with those sections of General Policy 2(g). - 6.9 Sustainable construction The erection of a new garage would have to conform to building regulations standards which ensures the thermal efficiency of the building is maximised. In addition the building has been designed with the majority of the glazing to take advantage of the side facing elevation and glazing aspect. These are all seen as positive design attributes to reducing energy consumption for domestic dwellings as sought from GP2n. - 6.10 Any other matters arising None.
7.1 For the above reasons, it is concluded that the proposal would accord with General Policy 2, 3; Environmental Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for 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:
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 : 21.07.2022 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management
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