**Document:** Officer Report **Application:** 16/01347/B — Repositioning of vehicular entrance and erection of workshop/store. **Decision:** Permitted **Decision Date:** 2017-06-13 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/22273-michael-4-cleiy-rhennee-repositioning-vehicular-entrance/documents/1021246 --- # Officer Report **Application No.:** 16/01347/B **Applicant:** Mr & Mrs Patrick Cole **Proposal:** Repositioning of vehicular entrance and erection of workshop/store. **Site Address:** 4 Cleiy Rhennee Kirk Michael Isle Of Man IM6 1HT Case Officer : Miss Lucy Kinrade **Photo Taken:** 12.01.2017 **Site Visit:** 12.01.2017 **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 4 Cleiy Rhennee, Kirk Michael, a two storey detached dwelling located on the south western side of Shore Road in Kirk Michael. - 1.2 The property is bounded by hedging and timber fencing along the front north western boundary which adjoins Shore Road and has an existing driveway access nearest the north west corner of the site. Number 4 is the only property within the Cleiy Rhennee estate that is not accessed from the main cul-de-sac and is accessed directly from Shore Road. Neighbouring property - 3 Cleiy Rhennee which sits to the north of the site is arranged as such that their rear elevation and garden backs on to Shore Road and their front elevation and driveway face south-west onto the residential cul-de-sac. 1.3 4 Cleiy Rhennee has an existing integral garage on the south-western side of the property which was approved under PA 07/01788/B. - 1.4 Within the garden of the existing site sits an existing timber shed 5m x 3m which is accessed directly from the existing driveway. The shed sits in the north-east corner of the site where the residential curtilage bounds with the gardens of neighbouring property 3 Cleiy Rhennee and 5 Cleiy Rhennee. 2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a single storey 6m x 5m workshop/store to replace the existing shed and amendments to the driveway which include its relocation further south along the boundary with Shore Road. - 2.2 The new workshop/store is to sit on the same site as the existing shed within the north eastern corner of the site. The proposed development is to have a 30 degree pitch roof, a set of double doors on the front north-west facing elevation and a single window on the south-west elevation. - 2.3 Proposed for the driveway is its relocation along the boundary. The new access will sit nearer the centre of the north west boundary with Shore Road. The entrance at its widest point is 9.5m wide and tapers inward from the main road to the main driveway which is 5m wide. The new drive will face directly towards the existing integral garage of the existing property. - 2.4 The existing access is proposed to be closed off and made good with hedging to match the existing boundary; there are no proposed changes to the size of the existing driveway within the curtilage of the property. 3.0 PLANNING HISTORY - 3.1 The application site has been the subject of one individual planning application: PA 07/01788/B for the erection of a two storey extension to side elevation to provide a garage and living accommodation and conversion of existing garage into an en-suite bathroom and store room was granted full planning permission in 2007. 4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the site lies within an area zoned as Residential Use under the Kirk Michael Local Plan 1994. - 4.2 Given the nature of the application it is important to consider the following policies of the Isle of Man Strategic Plan 2016 in the assessment and determination of the current planning application: - 4.3 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: - 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; - 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." 4.4 It may also be considered that elements of Class 17 of the Permitted Development Order 2012 may be considered in the assessment of the current application where by it states the following: - 4.5 Class 17 Private garages and car ports "The erection of a private garage or car port within the curtilage of a dwellinghouse. Conditions: - (a) the general conditions applicable to Section A; - (b) there must only be one private garage or car port within the curtilage of the dwellinghouse; - (c) the eaves level must be no higher than 2.9 metres. - (d) the roof pitch must match that of the main dwellinghouse; - (e) the maximum width must not exceed 6 metres; - (f) the maximum length must not exceed 6 metres; - (g) no part of the garage or car port may project beyond the forwardmost part of the dwelling which fronts onto a highway; - (h) every part of the garage or car port must be a minimum of 6 metres from a highway including a rear or side lane; - (i) no part of the garage or car port may be within 1 metre of the boundary of the dwellinghouse; and - (j) if detached, the garage or car port must not be used for general living or sleeping purposes." 5.0 REPRESENTATIONS - 5.1 Michael Parish Commissioners have no objection to the current planning application (16/12/2016). 5.2 The Department of Infrastructure Highway Services recommended on 20/12/2016 that the application be deferred stating the following: "The proposal is to demolish an existing storage building and provide a new storage building in the same location on the site, this includes relocating the existing access onto the highway. There is insufficient information for an assessment to be carried out as no visibility splays have been included on the plans. The enclosed photographs indicate that several off road car parking spaces are currently available, the proposed driveway is too short to accommodate a parked vehicle in front of the garage without obstructing the highway; it is not clear from the submitted drawings if the existing parking is to be retained. Highway Services requests that this application is deferred to allow the applicants to submit additional details." 5.3 Following the original deferral a Highways Officer has visited the site and submitted additional comments stating that Shore Road is a relatively quiet residential road and vehicle speeds are generally less than 15 mph to the front of the site due to the close proximity of the 90 degree bend in the road, the relocation of the existing drive will not impact on any road safety issue. Furthermore the drive length shown on the submitted drawings has not been accurately detailed and measures more than 6m on site. Highways have no objections to the proposal but have requested a condition relating to the closing up of the exsiting access. 02/05/2017 6.0 ASSESSMENT - 6.1 It is considered that the fundamental issues to consider in the assessment of this current application are the impact upon the residential amenity of neighbouring properties and the impact upon the street scene and public highway. - 6.2 In comparative terms the Permitted Development Order 2012 could allow for a 6m x 6m garage subject to conditions be erected within the curtilage of the main dwelling house. In this instance the proposed replacement workshop/store, although bigger than the existing wooden shed, is considered not to impact the amenities of neighbouring properties 3 and 5 Cleiy Rhennee and although it is expected to be partly visible from both Shore Road and the cul-de-sac of Cleiy Rhennee that there will be limited impacts on the street scene and that its visibility will be limited to residents of the local area and not to large numbers of the general public. - 6.3 The proposed driveway will be sited just south of the existing driveway and it is expected that its relocation will not generate any impacts on the amenities of the existing house, its neighbours or the highways above what is already in existence. Traffic along Shore Road and in the vicinity of number 4 is limited to predominately local residents of adjacent properties of Broogh Wyllin and those heading towards the shore and the existing Trout Farm or residential properties Beach Villa and Gorse Bank. - 6.4 Highways have requested that the application be deferred on the basis that the drawings do not show suitable visibility splays or a clear understanding of the parking arrangement and off road parking spaces. Following discussions with the applicants it was confirmed that there are no proposed alterations to the existing driveway and that the hardstanding within the curtilage of the property will remain for the parking and turning of vehicles within the site. Similarly it has been considered that the proposed access will match with the existing access in terms of its splays and use. Following a site visit Highways offered additional comments confirming that the traffic use of Shore Road is predominantly residential and at low speeds due to the close proximity of the sharp bend down to the shore. Highways confirmed that the new access will not have any impact on highway safety. - 6.5 In relocating the new access the old access is proposed to be closed up and made good to match the existing boundary. There are no changes proposed to the exsiting hard standing for the existing drive and that parking will still remain within the site. 6.6 Overall the application is not considered to impact the amenities of the neighbours or highways safety and is considered to comply with General Policy 2 of the IOM Stategic Plan and is considered acceptable. 7.0 RECOMMENDATION - 7.1 For the reasons set out above, the planning application is recommended for approval. 8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considered material; and (e) The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 08.06.2017 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. - C 2. No approval is given for the removal of the existing hardstanding of the existing driveway within the curtilage of the residential property. Reasons: To provide suitable off road parking spaces in the interest of Highway safety. - C 3. Within 1 month of development becoming operational, the existing access shall be permanently blocked up to the details shown in drawing PC/1/16 Revision A and to match with the existing boundary hedge. Reason: In the interests of highway safety and visual amenity. This approval relates to drawing number PC/1/16 Revision A date stamped and received 26/05/2017 and associated site photographs date stamped and received 06/12/2016. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 12.06.2017 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/22273-michael-4-cleiy-rhennee-repositioning-vehicular-entrance/documents/1021246*