**Document:** DEC Officers Report **Application:** 14/00041/B — Erection of a detached garage and re-build rear outlet **Decision:** Permitted **Decision Date:** 2014-06-24 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34293-german-7-patrick-street-garage/documents/1087951 --- # DEC Officers Report ### Officer's Report [Table omitted in markdown export] #### 1.0 The Site 1.1 The application site is the 7 Patrick Street, Peel which is a mid-terrace property situated to the eastern side of the highway. There is a long narrow garden to the rear of the property; the rear boundary marks the edge of the public car park which is to the rear. There is a sandstone wall on the rear boundary, with a shed adjacent to the wall and a pedestrian access. #### 2.0 The Proposal 2.1 The application seeks approval for the erection of a garage; the front elevation of which would form the boundary wall. It would be faced with sandstone to match the remaining wall. The garage would measure 6.7m in length x 4.2m in width. The elevation facing the car park would have a roller shutter door to provide access. There would be a window and door in the elevation which faces towards the dwelling. The other elevations would be finished with smooth painted render to match the main dwelling. 2.2 Also proposed is the erection of a replacement outlet in the rear garden, the existing outlet accommodates a toilet and store. The proposed outlet would be single storey with a lean-to roof against the boundary shared with 5 Patrick Street. The structure would be finished with smooth painted render with a fibreglass roof. #### 3.0 Planning History 3.1 The previous applications are not considered to be specifically material in the assessment of the current application. #### 4.0 Development Plan Policies 4.1 The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007). #### 4.2 General Policy 2 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. ### 4.3 Environment Policy 35 Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. ### 5.0 Consultations 5.1 Highway Services of the Department of Infrastructure do not oppose but do note that the rear public car park is Peel Commissioners. The current car parking spaces and manoeuvrability between the car parking spaces would not meet todays standards. 5.2 Peel Commissioners do not object. ### 6.0 Assessment 6.1 The application seeks approval for the erection of a garage and the erection of a replacement outlet. The main issues to consider in the assessment of the application are the impact upon the character and appearance of the property and Conservation Area, the impact upon the amenities of the neighbouring properties and the impact upon parking and highways safety. 6.2 The proposed garage would have a flat roof and the front of it would form the boundary wall providing access to the car park. The wall would be faced with sandstone to match the remainder of the wall along the boundary of the car park. The boundary wall of the car park is not a solid continual wall; there are openings, both pedestrian and vehicular so while the garage would be taller than some parts of the wall it is considered that this would not have an adverse visual impact. 6.3 To the eastern side of the car park there is a row of garages which also open on to the car park. This row of garaging is not attractive; the proposal would be different in that it would be clad with sandstone on the elevation facing the carpark. Visually, the proposed garage is considered to be acceptable. 6.4 The proposed garage is considered to be of a sufficient distance from the neighbouring dwellings so not to appear unduly overbearing or result in the undue loss of light. 6.5 Beyond the rear boundary there are car parking spaces which are outside of the application site. The installation of the garage would result in the need to re-position the parking spaces. The proposal would not result in the loss of any parking spaces, but Highway Services are concerned that the replacement spaces would not have sufficient manoeuvrability. Whilst the manoeuvrability would be reduced the spaces are outside of the application site and therefore cannot be controlled as part of this application. The car parking spaces are within the Peel Commissioners car park and therefore they are not in the control of Highway Services. Peel Commissioners have confirmed that they do not object to the proposal. 6.6 The proposed replacement extension would be longer than the existing outlet but would be similar in height and would be built along the side boundary shared with 5 Patrick Street. The proposed outlet would not be highly visible from the public thoroughfare and would be similar to the existing in terms of size and form; it is therefore considered that the proposed outlet would not have an adverse impact upon the amenities of the adjoining property. 6.7 For the above reasons the application is considered to be acceptable and is recommended for approval. ### 7.0 Party Status 7.1 The local authority, Peel Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 7.2 The Highway Services of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 18.06.2014 ### 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 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. --- This approval relates to Drawings Site Plan, Location Plan, Garage Elevations and Extension Elevations, Extension Plan and Garage Plan date stamped 14th January 2014 --- I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. **Decision Made :** Permitted **Date :** 20/6/14 ## Determining officer (delete as appropriate) [Table omitted in markdown export] --- *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/34293-german-7-patrick-street-garage/documents/1087951*