**Document:** Officer Planning Report **Application:** 11/00276/B — Alterations and extension to existing garage block **Decision:** Permitted **Decision Date:** 2011-05-27 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/628-sulby-narradale-west-narradale-extension-garage/documents/1162268 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ## Considerations [Table omitted in markdown export] ## Written Representations ## Consultations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### Site The application site forms the residential curtilage of Narradale West, Narradale, Sulby, which is a two storey detached property located on the western side of the lane. ### Proposal The application seeks approval for the alterations and extension to existing garage block. The proposal would result in a side extension of the existing garage block, which would have a width of 7.7 metres, and a depth of 6.4 metres. It should be noted that an existing garage bay is being demolished due to structural issues, which is included in the proposed new extension dimensions. As part of the proposals is the increase of the existing roof height by 1 metre to give a ridge height of 6 metres. This new roof will include the existing garage and the proposed garage extension to create a store room. ### Land Use Zoing / Planning Policy The application site is within an area recognised as being an area of 'White Land', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Development Plan) Order 1982 The following policy is considered relevant in the consideration of this application: "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." "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: - (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." PLANNING HISTORY The previous planning applications are considered relevant in the assessment and determination of this application:- Erection of a conservatory to south elevation - 08/01965/B - APPROVED Erection of conservatory - 08/00247/B - APPROVED Installation of French doors to south and west elevations - 06/00383/B - APPROVED REPRESENTATIONS Lezayre Parish Commissioners;- Highways Division do not oppose:- "Do not oppose has no traffic management, parking or road safety implications." The Water and Sewerage Authority make no comments on the merits of the application but ask for an informative note is attached. ### Assessment The proposed garage extension does result in the demolition of an existing garage bay, due to structural issues with the existing building that will require part re-building to solve the existing structural problems. The applicant has indicated that the proposed works will enable him to store his private motor car and motorcycle collection, which current are stored in the existing garaging, in the dwelling itself and at another dwelling the applicant owns. The proposal will enable him to store all his collection at one site and in one garage block. As part of the submission an exiting timber shed & kennels would be removed from site. In terms of the visual impact, whilst the overall width of the proposed extension is 7.5 metres, the width of the building in real terms is only increasing by 3.5 metres, which is due to part of the existing garage been demolished and rebuilt (under this application). The existing garage block does run along the north-eastern boundary of the site, which runs directly adjacent with Narradale Road (pubic highway). The proposed works would be apparent to pubic view, given the proximity to the building with the pubic highway. It should be noted that the existing buildings, including the garage block, is only apparent when view adjacent to the site. When viewing the site from the north or south, the property is very well screened due to landscaping and grass sod banking which runs along the boundaries of the highway. Overall, it is considered the increase of the footprint by a single garage bay would not have significant impacts upon the visual amenities of the area. The increase of the roof by one metre again will increase the visual appearance of the building; however, it is not considered this would have a significant or adverse impact upon the visual amenities of the countryside. There was initial concern that the accommodation above the garaging could be used for living accommodation. However, due to the proposed ridge height and roof pitch the accommodation above would leave only a limited area where a person could stand up straight, therefore it is considered the accommodation would not provide an acceptable space for living accommodation. The proposal given it size, orientation and distance form neighbouring properties would have no significant impacts upon any neighbouring residential amenities to warrant a refusal. ### Recommendation Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and consequently the application is recommended for an approval. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Lezayre Parish Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 13.04.2011 ### 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. This approval relates to the alterations and extension to existing garage block as proposed in the submitted documents and drawings AT 1098.1, AT 1098.2, AT 1098.3, AT 1098.4, AT 1098.5, AT 1098.6 and AT 1098.7 all received on 1st March 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 25/5/11 Signed: [Signature] Senior Planning Officer --- *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/628-sulby-narradale-west-narradale-extension-garage/documents/1162268*