**Document:** DEC Officers Report **Application:** 14/00542/B — Construction of a pitched roof over existing detached garage to provide additional storage space **Decision:** Permitted **Decision Date:** 2014-06-17 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34862-malew-walton-house-garage-roof/documents/1090023 --- # DEC Officers Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The application site is the curtilage of Walton House located on the south eastern side of Bridge Road in Ballasalla. 1.2 The site comprises a two storey detached dwelling, a detached two storey building comprising ancillary accommodation and a single storey flat roofed garage. It is the flat roofed garage which is the subject of this planning application. 1.3 The site is only partially visible from Bridge Road given the extensive north western wall boundary which is made up of part walling with a height of 2.1 metres, part fencing with a height of just less than 1.2 metres and part vegetation with an overall height of 4.4 metres. The dwelling and roof of the ancillary accommodation is visible and the existing garage not visible. ### 2.0 The Proposal 2.1 The application seeks approval for the installation of a pitched roof to the existing flat roofed garage to create a first floor to be used as a storage area. 2.2 The existing garage has a height of just less than 3.2 metres and the proposed installation of the pitched roof and creation of a storage area would give the garage a height of just less than 5.4 metres. 2.3 The new roof would be finished with Marley Eternit, Edgemere interlocking tiles with the new walls finished in a smooth render to match the existing garage walls. There would be two roof lights installed on either roof slope that would measure just less than metres. ### 3.0 Planning History 3.1 The application site has been the subject of eight previous planning applications which were all related to the main dwellinghouse and are not considered materially relevant to the assessment of this current planning application. ## 4.0 Planning Policy 4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential within a proposed Conservation Area under the Area Plan for the South 2013. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially 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." ### Environment Policy 35 states: "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 Representations 5.1 At the time of writing there have been no written representations made regarding the current planning application. ## 6.0 Assessment 6.1 Given the level and nature of development proposed and the location of the application site it is imperative to consider the impacts of the proposal on the street scene of Bridge Road and the character and quality of the proposed Conservation Area. 6.2 As previously mentioned, the existing garage is not visible from Bridge Road. On completion of the proposed works, the proposed new garage would protrude roughly between 1.5 to 2 metres above the existing vegetation. 6.3 Although not visible, the existing garage is not overly attractive in terms of the flat roof. It is considered that the installation of a pitched roof and building up with blockwork to be finished in render to create a gable end would significantly enhance the appearance of the garage. Whilst the garage would now be visible from Bridge Road, the development proposal is not considered to be of a level or scale to deter from the street scene of Bridge Road. 6.4 As previously mentioned the application site is within a proposed Conservation Area where there has been identified special architectural or historic interest and where the character of the area is found desirable to either preserve or enhance. The development proposed under this scheme is considered to enhance the character and appearance of the area as the pitched roof would be replacing an existing flat roof which is not looked favourably upon or considered to have any special architectural merit in this instance. 6.5 It is felt necessary, should the application be permitted, to add a condition to the approval to restrict the use of the proposed new first floor to ensure that the first floor is used for domestic purposes incidental to the main dwellinghouse, Walton House. This is to ensure the first floor cannot be used for self-contained living accommodation in order to protect the existing residential amenity and enjoyment of Walton House. ### 7.0 Recommendation 7.1 For the reasons set out above the planning application is deemed acceptable and is concluded to accord with the provisions set out in General Policy 2 and Environment Policy 35 and as such is recommended for approval. ### 8.0 Party Status 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits. #### Recommendation Recommended Decision: Permitted Date of Recommendation: 13.06.2014 #### 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. C 2. The proposed first floor of the garage above the existing garage must be used only for domestic purposes incidental to the main dwellinghouse, Walton House. For the avoidance of doubt, the proposed first floor garage extension must not be used for self-contained living accommodation. Reason: To protect the existing residential amenity and enjoyment of Walton House. This approval relates to DRAWING No. 01, 02 and 03 date stamped as received on 1st May 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 : 16/6/14 Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Jennifer Chance Head of Development Management --- *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/34862-malew-walton-house-garage-roof/documents/1090023*