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22/00822/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00822/B Applicant : Ms Rosalind Storey Proposal : Alterations, erection of rear extension, and use of garage as storage, associated bicycle storage to replace a lost parking space and use as a dog grooming business Site Address : 22 Alberta Drive Onchan Isle Of Man IM3 1LS
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.11.2022 __
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 use hereby approved shall only be undertaken:
0900hrs - 1700hrs between Monday and Friday
The use shall not be undertaken at any time on weekends or Public Holidays.
Reason: To ensure that the development is undertaken in accordance with the application details and in the interest of protecting neighbouring living conditions.
C 3. There must be no more than one customer/client present at the designated dog grooming area at any one time.
Reason: In the interest of highway safety and residential amenity.
C 4. The area of the building to be used for dog grooming service shall be limited to that shown on the floor plans forming part of the application and the use hereby permitted shall not extend into any other part of the premises.
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Reason: To minimise the disturbance to adjacent residential occupiers and to protect the residential character of the locality.
C 5. The use hereby approved shall only be for the benefit of the applicant while they are resident at 22 Alberta Drive and no staff may be employed and/or work at the premises.
Reason: Although the specific details of this application have been found acceptable, any change to its operation will require fresh assessment.
C 6. No more than two dogs may be present at the site for the dog grooming business at any time.
Reason: to protect neighbouring amenities and preserve the predominantly residential nature of the area.
C 7. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 or Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 or any order amending, revoking or re-enacting these Orders, the part of the premises hereby approved shall be used only as for dog grooming and shall not be used for any other purpose Use Class 1.1 without the express grant of planning approval from the Department.
Reason: To enable the Department to consider the implications of any subsequent change of use on the amenities of the area.
This application has been recommended for approval for the following reason. The extensions would not have a negative impact on the character of the house and of the surrounding area. The additional shop use (dog grooming) would not have negative impact on the parking, traffic or neighbouring properties. Therefore, this application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval relates to the documents and drawing no. JTM2009-P-01, JTM2009-P-02 Rev J which have been received on 3rd August 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 22 Alberta Drive, Onchan, a two-storey semi- detached dwelling located on the northeast of Alberta Drive.
1.2 The house consists of a two-storey pitched-roof main dwelling, a two-storey pitched- roof front extension, a single-storey flat-roof garage on the side elevation, a mono-pitched-roof two-storey rear extension and a single-storey flat-roof porch.
2.0 THE PROPOSAL 2.1 The proposal is the erection of two extensions and the change of use of part of the existing garage as a Dog Grooming Business.
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2.2 The extensions include the partial demolition of the existing garage and single-storey rear extension, the erection of a single-storey L-shaped mono-pitched-roof extension that surrounds the side elevation of the main dwelling and two-storey rear extension and the erection of a single-storey mono-pitched rear extension on the rear elevation of the main dwelling, joining the existing two-storey rear extension.
2.3 The change of use involves altering the layout of the existing garage to form a storage space at the front and a business operation room at the rear. The room is accessible through the alley left between the extensions and the boundary wall.
2.4 The dog grooming business will operate on a drop-off/pick-up model. The operation hour will be; 0900hrs - 1700hrs between Monday and Friday.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 2, 3, 5 o Spatial Policy 3 o General Policy 2 (b) (c) (g) (m) (n) o Paragraph 8.12. o Environment Policy 42 o Business Policy 1 o Transport Policy 7 o Community Policy 7 and 10 o Infrastructure Policy 5 o Appendix 7.6
PPS and NPD 4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.6 Rear Extensions o Section 4.8 Extension to Side Elevations o Chapter 5 Architectural Details o Section 6.3 Front Gardens and Driveways o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners has no objection to this application (05.09.2022).
6.2 DoI Highway Services does not oppose this application (24.08.2022). The comment states that there is no significant negative impact upon highway safety and network functionality despite the loss of parking during hours of operation. On-street space is available on a first come first served basis which may not be outside the proposal site.
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7.0 ASSESSMENT 7.1 The assessment will first assess the physical part of the proposal and then assess the change of use elements.
Elements of Assessments - Physical Elements 7.2 For the physical changes, the key considerations of this application are its impact on the house itself, on the character and street scene of the area, on parking provision and on the amenities of the neighbours.
Design of the House Itself 7.3 The extension is designed in a similar style compared to the main dwelling. Therefore, it is considered that there is no negative impact on the design of the house.
Character and Streetscene 7.4 The side extension would be visible to the public while the rear extensions are not. The mono-pitched roof extension would not have a negative impact on the character of the area.
Neighbouring Amenities 7.5 The extensions pass the "45-degree approach". Therefore, it is considered that there is no overbearing or overshadowing concern.
7.6 There are vegetation and boundary walls surrounding the site so it is considered additional overlooking would be limited and acceptable. In the meantime, it is also considered necessary to attach conditions on the proposed boundary hedge to ensure overlooking is reduced to a minimum.
Principle of the Development - Change of Use Elements 7.7 When looking at the principle of the additional use it should be acknowledged that permission has been granted and refused for the operation of businesses from a residential property, throughout the Island.
7.8 The use class for dog grooming services is considered a shop (Class 1.1). The site is within an area designated as Predominantly Residential (predominantly Class 3.3). As such, the proposal could be seen as contrary to the land use designation. Since the 2022 (Planning Committee) Standing Order, this type of application can be decided on the delegation level instead of being submitted to the planning committee.
7.9 It should be noted that although the site is within a predominantly residential area, the proposal is of a small scale and is running a drop-off/pick-up system. Therefore, if the impact is considered acceptable after the full assessment, the proposal would not change the predominantly residential land use of the area and is considered principally acceptable.
Traffic and Parking Provision 7.10 According to TP7, the site would require two parking spaces and the proposed dog grooming service would require one parking space. As the owner of the dwelling is also the sole operator of the dog grooming service, it is considered that there should be three parking spaces for the dwelling and shop together.
7.11 The proposed dog grooming service removes one parking space. This means there is no full-size off-street parking space after the proposal. As there is a three-space shortage, it is considered that the proposal fails to meet the parking standard and would increase the demand for on-street parking within its vicinity. Accordingly, it is recommended that if the application is to be approved a condition should be attached to any approval which states that there will be no more than one customer/client present at the shop at any one time. With such condition attached it is considered that the parking situation is acceptable.
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7.12 The proposal would attract more traffic to Alberta Drive from the travelling of clients, which could be a few cars per hour during opening times. It is considered that the increase would not create an unreasonable level of noise and is considered acceptable.
Neighbouring Amenities 7.13 As mentioned the proposal is recommended to be conditioned for 1-to-1 sessions. It is believed that two people (owner and client) would not generate more noise than the applicant using the garage for themselves, which would be ancillary to the use of the dwelling and not controlled by planning.
7.14 The business involves the temporary keeping of dogs on site. While keeping pets is a domestic activity and is not a planning consideration, the impact of animals kept by a business is a material consideration and would be assessed accordingly.
7.15 A condition would be attached to confine the personal training business within the garage as this is the base of the application and its assessment.
7.16 The proposed room is small so it is recommended that if the application is approved, a condition should be attached to any approval that states that there will be no more than two dogs kept at the shop at any one time. With such condition attached it is considered that the noise impact is acceptable.
Planning Balance Assessment 7.17 The proposed use has similar impacts as using the garage to groom their own dog by the applicant alone. The increase in parking demand and traffic is similar to a house with frequent visitors. Since both using the garage for the enjoyment of the dwelling and having frequent visitors are considered domestic and would not require planning approval, it is considered that only significant adverse impacts on the area would mount enough reason for a recommendation of refusal, especially with a condition being attached restricting the use to one customer/client using the shop at any one time.
7.18 Although there is a reduction in parking, the garage is already not used for and not suitable for modern parking at the moment and the occasional increase of one on-street parking space need would not amount to enough reason for recommending refusal.
7.19 As the assessment is conducted according to the operation details provided by the applicant. These details will be conditioned to ensure the impact on neighbouring amenities is minimised.
8.0 CONCLUSION 8.1 The extensions would not have a negative impact on the character of the house and of the surrounding area. The additional dog grooming service would not have negative impact on the parking, traffic or neighbouring properties. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021 and 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;
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(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: 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: 16.11.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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