**Document:** DEC Officers Report **Application:** 14/00107/B — Alterations to existing holiday cottage to provide wheelchair accessibility including new porch, driveway and car parking space **Decision:** Permitted **Decision Date:** 2014-04-10 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34232-braddan-cottage-21-formerly/documents/1087723 --- # DEC Officers Report [Table omitted in markdown export] ## Officer's Report ### 1.0 The Application Site 1.1 The application site is the curtilage of Cottage 21, a single storey detached tourist unit located on the northern side of Groudle Old Road. Cottage 21 forms part of Groudle Glen Holiday Cottages. 1.2 To the north of the site is Cottage 22 and immediately west of the site is Reception Cottage of Groudle Glen Holiday Cottages. To the east of the site are additional cottages of Groudle Glen Holiday Cottages and further east and north east is Groudle Glen. ### 2.0 The Proposal 2.1 The planning application seeks approval for a number of alterations and extensions which includes the creation of a new vehicle access and parking area, installation of a disabled ramp, erection of a new porch to the front elevation and the raising of the existing decking area on the eastern elevation. 2.2 The new vehicular access would lead from the existing access of Reception Cottage which would result in a section of boundary wall between the application site and Cottage 21 being removed. The new driveway and parking area would replace the existing garden area and would be constructed using tarmac. 2.3 The proposed disabled ramp would be installed from the newly created parking area to the new porch. The ramp would be constructed using tegular block pavilions and would have a width of 1 metre, length of 4.1 metres and would descend from the parking area to the perch landing 0.3 metres. 2.4 The proposed porch extension would project just less than 1.7 metres from the western elevation and would have a width of just less than 2.6 metres. The proposed front porch would have pitched roof with a ridge height of 3.9 metres. On the western elevation of the porch would be a single white UPVC door, and on either side elevation would be a single white UPVC window. The porch extension would be finished in materials to match the main [Table omitted in markdown export] building. 2.5 The final element of the proposal is to increase the height of the decking on the eastern elevation by 440mm. 2.6 Also proposed are a number of internal alterations that do not require planning permission but may require building regulations approval. ### 3.0 Planning History 3.1 Planning permission was granted in 2004 for the alterations and extension to Unit 12 to create an administration office with parking under PA 04/00441/B. In 1992 permission was granted for the approval in principle for the construction of 22 holiday cottages. In 2002 the external refurbishment of the holiday cottages was permitted and in 2004 the construction of timber sun decks was permitted. ### 4.0 Planning Policy 4.1 In terms of local plan policy, the application site lies within an area zoned as Tourism under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan that is considered specifically relevant to the assessment of this planning application: #### Policy O/TRT/P/4 states: "The Department will not oppose proposals for the improvement of facilities associated with either The Groudle Glen or Manx Electric Railways where these are appropriate in size, scale and appearance to their location and purpose." 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application: #### 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 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." ### 5.0 Representations 5.1 Onchan District Commissioners have no objection to the current planning application. 5.2 The Department of Infrastructure Highways Division do not oppose the current planning application. ### 6.0 Assessment 6.1 As there are a number of elements contained within the proposal, it is felt appropriate to assess each element separately having regard to the impacts of the proposal upon the amenity of neighbouring buildings, impact upon the application site and the surrounding area. ### 6.2 Access, Parking Area And Ramp 6.2.1 At present parking for Cottage 21 is directly at the front on a narrow access road which does not provide sufficient manoeuvrability space. There is also additional parking within the car park which is located to the east of Groudle Glen Holiday Cottages. This car park also serves the public using Groudle Glen and Groudle Glen Railway. 6.2.2 What is proposed under this scheme would allow parking within the curtilage of Cottage 21 which will inevitably improve accessibility to Cottage 21 and would also reduce the demand for on street parking. Whilst the new parking area would be visible in its entirety as one travelled east along Groudle Old Road, it is not considered to deter from the locality or appear out of keeping given the existing driveway and parking area of Reception Cottage. 6.2.3 The proposed ramp is considered to be a modest addition to the front of Cottage 21. The ramp would not be overly prominent within the street scene given that the ramp would descend for the parking area. Other than physically altering the appearance of the property, the proposal is beneficial in terms of providing suitable access for physically disabled persons which the current situation does not adequately provide. ### 6.3 Porch Extension 6.3.1 The proposed porch would be erected on the western elevation of Cottage 21. It was considered that given the level and scale of development proposed; the new porch would have a limited impact, if any, upon amenity of neighbouring buildings. 6.2.2 The proposed porch would be visible from Groudle Old Road, however, the porch proposed is of a design that is judged to respect Cottage 21 and in turn is not considered to deter from the street scene or surrounding area of Groudle Glen Holiday Cottages. ### 6.4 Decking Extension 6.4.1 The height increase of the existing decking area by less than 0.5 metres is considered a fairly modest form of development and is not judged to have a harmful impact on the appearance of the street scene or existing building or amenity of Nos. 22, 29 and 30 Groudle Glen Cottages. ### 7.0 Recommendation 7.1 Overall, it is concluded that the planning application does accords with the provisions of Policy O/TRT/P/4 Onchan Local Plan 2000 and General Policy 2 of the Isle of Man Strategic Plan 2007. 7.2 It is recommended that the planning application be permitted. ### 8.0 Party Status 8.1 The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4)(d). ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 02.04.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. The development hereby permitted shall not be carried out except in full accordance with the Dwg No. 01 and Drawing No. 779/010, 779/011, 779/012 and 779/013 received on 28th January 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made :** Permitted **Date :** 5/4/14 ### Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : S. W. G. L. Michael Gallagher Director of Planning and Building Control Signed : Signed : S. W. G. L. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Development Control Manager 2 April 2014 Jennifer Chance Development Control Manager 2 April 2014 --- *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/34232-braddan-cottage-21-formerly/documents/1087723*