**Document:** Officer Planning Report **Application:** 11/00804/B — Erection of a first floor extension over existing garage **Decision:** Permitted **Decision Date:** 2011-09-02 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1150-rushen-oirr-ny-marrey-extension-garage/documents/1163866 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The site is the curtilage of an existing property situated on the Port St. Mary Promenade backing onto a rear lane. The property is a dwelling, part of a longer terrace of similar properties, some in flats and others as guest houses, which form the northern backdrop to Chapel Bay. The existing rear yard has a flat roofed garage with garage door facing onto the lane. The rear lane is characterised by rear outlets and flat roofed garages and stores: some of the rear annexes are three storeys high - few of the garages are taller than single storey. The rear of the buildings is visible from the properties on the 18 and 19, Creggan Lea and from some of the Cooill Veg sheltered housing complex immediately opposite the site across the lane. #### Planning Status The site lies within an area of Predominantly Tourist Accommodation on the Town and Country Planning (Development Plan) Order 1982. On the draft Southern Area Plan the site lies within an area of Residential use. #### The Proposal As initially proposed was the upward extension of the garage to provide what is described as a store, accessed from a new internal staircase at the rear of the garage. The finish on the extended garage will be rendered masonry to match the existing and a glass fibre roofing system. There is to be a set of doors above the garage and a window either side and on the elevation facing back into the site there are to be two horizontally proportioned windows above the existing door and window. A new boiler exhaust is to be fitted in the rear-facing wall and the boiler located with the garage at the rear. Following a site visit by the Planning Officer, it was clear that the site is visible from a number of viewpoints within Creggan Lea and Cool Veg and the appearance of a flat roofed annex would not be particularly attractive. As such the applicant has amended the scheme to provide a pitched roof with the ridge running at right angles to the lane. The new structure will now be 4.9m higher than the existing and 1.8m taller up to eaves level. The roof will be finished in slate to match the finish on the main building. ### Planning Policy The provisions of General Policy 2 are applicable in this case: "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 space 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 adverse 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." The critical parts in this case relate to the visual impact of the proposed extensions and the impact if any on the outlook and amenities of those in properties around the site. ### Planning History The following applications have been submitted in respect of this site: PA 01/0068 - erection of a garage - permitted PA 02/0371 - creation of roof terrace over garage including railings and steps - refused PA 09/1471 - installation of replacement windows - permitted ### Representations Port St. Mary Commissioners and the highway authority indicate that they do not oppose the application including the amended drawings. ## Assessment The extended garage will be visible from the properties in Creggan Lea and Cooill Veg although the backdrop of the lane is very much a rear elevation which was not designed to be publicly visible. The amended scheme is much better visually than the originally proposed flat roofed structure and this is considered acceptable and in accordance with GP 2. ## Party Status The local authority, Port St. Mary Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 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:** 30.08.2011 ### 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 permission relates to the extension of the garage as shown in drawings 1549-01A and 1549-02 both received on 27th July, 2011. C 3. The garage may be used only for purposes ancillary to the main dwelling, Oirr-Ny-Marrey. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. **Decision Made :** Permitted **Date :** September 2011 Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed: Jennifer Chance Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed: Jennifer Chance Development Control Manager 30 August 2011 Development Control Manager 30 August 2011 --- *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/1150-rushen-oirr-ny-marrey-extension-garage/documents/1163866*