**Document:** Officer Report Recommendation **Application:** 11/01117/B — Erection of a detached garage and the creation of a new vehicular access and driveway **Decision:** Permitted **Decision Date:** 2011-11-29 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1454-braddan-33-birch-hill-avenue-garage/documents/1164957 --- # Officer Report Recommendation ### Officer's Report [Table omitted in markdown export] #### The Site 1. The application site represents the curtilage of an existing detached bungalow, 33 Birch Hill Avenue, Onchan. 2. The dwelling is located in a residential cul de sac, which is accessed off Hillberry Road. The site occupies a corner plot of the cul de sac and is almost triangular in shape, being narrow where it meets the road and increasing in width towards the rear. There are adjacent properties to either side of the site and the rear backs onto the curtilage of Shoprite supermarket. The ground level of the site slopes down from the front to the rear. #### The Proposal 3. The application is seeking planning permission for the erection of a detached garage and the creation of a new vehicular access and driveway #### Planning History 4. The following previous applications are considered relevant in the consideration of this application: 11/00223/B – Erection of a replacement dwelling – granted 19th April 2011 #### Development Plan Policies 5. The application site is located within an area designated as Predominantly Residential Use in the Onchan Local Plan Order 2000, Map No. 1. The site is not located within a Conservation Area. 6. Due to the land use designation and the nature of the proposal, the relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2 and paragraph 8.12.1. In addition to this, the relevant planning policy from the Onchan Local Plan 2000 is O/RES/P/21 7. Policy O/RES/P/21 states that “Extensions and alterations to existing residential property will generally not be opposed where such proposal are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.” #### Representations 8. The Isle of Man Water and Sewerage Authority do not object to the proposal subject to conditions. 9. Onchan District Commissioners recommend that the application is approved. 10. The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications. ### Assessment 11. In respect of the impact on the visual amenities of the locality, the proposed garage is set to the rear of the site and will not be a prominent feature within the streetsce. The proposed driveway way is an alternative to the existing driveway arrangement. The existing driveway will be re-landscaped. The proposed driveway will not adversely affect the visual amenities of the locality. Overall, it is considered the proposal will not adversely affect the visual amenities of the street scene. 12. In respect of the impact on No.32 Birchill Avenue, the application site is set to the south of the neighbouring property. The application site is set slight lower than the neighbouring property. The side elevation of the garage, when viewed from the neighbouring property, will be partially blocked by a shed and greenhouse which sets in the grounds of No.32 Birchill Avenue. It is considered the proposed garage would not have a detrimental effect on the residential environment of No. 32 Birchill Avenue in terms of overshadowing and visual intrusion. ### Recommendation 13. It is recommended that planning permission granted subject to conditions. ### Party Status 14. The local authority [Onchan District Commissioners] is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. 15. The Isle of Man Water and Sewerage Authority have commented on non-planning matters and as such should not be afforded party status in this instance. 16. The Highways Division is part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 21.11.2011 ### 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 erection of a detached garage and the creation of a new vehicular access and driveway as shown in drawing numbers 10 0744/3/A and 10 0744/5 date stamped 5th October 2011, 10 0744/4 date stamped 9th August 2011. 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**: 25/01/11 Signed: Michael Gallagher Director of Planning and Building Control OR Signed: Jennifer Chance Development Control Manager --- *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/1454-braddan-33-birch-hill-avenue-garage/documents/1164957*