**Document:** Officer Planning Report **Application:** 10/00722/B — Erection of a detached garage / carriage house **Decision:** Permitted **Decision Date:** 2010-11-24 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36987-malew-the-coach-house-garage-dwelling/documents/1180395 --- # Officer Planning Report **Application No.:** ** 10/00722/B ** **Applicant:** ** Mr David Allcock ** **Proposal:** ** Erection of a detached garage / carriage house ** **Site Address:** ** The Coach House Ballagawne Road Ballabeg Castletown Isle Of Man IM9 4LF ### Considerations **Case Officer :** Miss S E Corlett ** **Photo Taken:** *** ** **Site Visit:** *** ** **Expected Decision Level:** ** Delegation ### Written Representations ### Consultations **Consultee :** Drainage Division (Mr J Kneen) **Notes :** no objection subject to the following conditions **Consultee :** Arbory Parish Commissioners **Notes :** Comments received 21.10.10 - Continue to feel the proposed building would be visually intrusive at this location. **Consultee :** Highways Division **Notes :** Do not oppose ### Officer's Report #### The Site The site represents the curtilage of The Coach House, a detached dwelling situated on the corner of the B43 Ballagawne Road and the A7 Main Road through Ballabeg. To the north is Arbory Parish Church and cemetery. The dwelling has been extended and has a conservatory at the southern end and to the north is a garage. Access - pedestrian and vehicular - to the site is from the Ballagawne Road. #### Planning Status The site lies within an area designated on the Arbory and East Rushen Local Plan and the draft Southern Area Plan which was published on 23rd October, 2009 as Residential. The site also lies within a Conservation Area proposed in both The Arbory and East Rushen Local Plan and the draft Area Plan. The Conservation Area is not yet adopted. 9 November 2010 10/00722/B Page 1 of 4 ## Planning History Planning applications have been submitted for the erection of the conservatory (PA 97/0903), replacement windows (PA 08/0324), French doors (PA 08/0325) and another conservatory (PA 08/2113). ### The Proposal Now proposed is the construction of a "carriage house" - namely a slate roofed, timber weatherboarded sided car port with an open front and solid walls. The new structure would be positioned at the front of the site, close to the corner of the junction, projecting slightly further forward than does the conservatory. On the other side of the road, Brookville is built right up to the highway and an outbuilding built at right angles to the road, alongside Brookville is also close to the road - 2 m . The site is higher than the road by approximately 1 m at the main road side. The applicant has now revised the materials in which the building will be constructed - now in render to match the main dwelling ### Representations Arbory Parish Commissioners indicate that the proposed building, due to its location and construction material would be out of keeping with the village. Despite the change in materials, the Commissioners maintain their concern that the building will be intrusive and inappropriate Highways and Traffic Division indicate that they do not oppose the application. The Isle of Man Water and Sewerage Authority recommends that no surface water is discharged to the main foul sewer. The application states that the surface water will be discharged to the existing system ### Assessment The policy in the local plan which states "Within those areas designated and developed for residential purposes, the Department will not generally oppose the principle of alterations and extensions of existing dwellings. Each application will however be judged on its own merits in the light of the appearance of the finished building and its impact on the surrounding area" is similar in implication to General Policy 2 of the Strategic Plan which 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 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; I) 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." In this case, the proposal will not affect those in adjacent residential property and will be screened from view from the cemetery. However the structure will be visible and as such paragraphs 2b and 2c are relevant in this case. What also should be taken into account is the character of the village including the proximity of some buildings to the road and the lack of a fixed building line. The structure will largely only be visible from the east as the alignment of the road and existing vegetation will screen it from the view from the west. The existing view is of a modern conservatory, which will be obscured from public view from the east if the proposed coach house were built as proposed. The building is to have a slated roof rather than the tiled roof shown in the applicant's illustrations and there are other buildings in the vicinity which are very close to the road. The proposed building will only be marginally closer to the road than is the existing conservatory. CONSERVATION OFFICER'S SUPPLEMENTARY REPORT: As the property is located within the proposed Ballabeg Conservation Area as indicated within the Draft Southern Area Plan and immediately adjacent to Parville, Registered Building RB 235, the comments of the Conservation Officer have been requested. Proposed is the erection of a garage/carriage house on the within the curtilage of The Coach House, a residential property located on the corner of Main Road and the B43 in Ballabeg village. The new coach house is located on the corner of the site, immediately adjacent to an existing Conservatory and opposite to an existing Garage. Prior to the addition of the existing Garage, the property was clearly linear in form and the addition of this Carriage House is changing the form of the property into a property with two wings. The initial application was for a timber clad building was more akin to the type of construction that could be found in the east of England and on the border of England and Wales. The Arbory Commissioners raised some concern that the material finish was out of keeping with the character of the area identified for conservation area status and indeed, its impact on the adjacent Registered Building. Following consultation between the Planning Officer and the applicant's agent, the external finish of the proposed has been amended to a more traditional, painted render with a natural slate roofing finish which will be more in keeping and therefore acceptable. ## Party Status The local authority is, 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. The Isle of Man Water and Sewerage Authority is a statutory authority and should be afforded party status in this instance ### Recommendation Recommended Decision: Permitted ## 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 garage as shown in drawings 1146-01A received on 20th September, 2010 and 1146-00 received on 14th May, 2010. C 3. There must be no discharge of surface water to the main foul sewer. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control. Decision Made : Permitted Date : 18/11/10 Signed : J. Mance M. I. McCauley Director of Planning and Building Control J. Chance Senior Planning OITU --- *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/36987-malew-the-coach-house-garage-dwelling/documents/1180395*