**Document:** Officer Planning Report Recommendations **Application:** 11/01119/B — Alterations, replace existing garage door with windows and door, erection of a garage extension and extend driveway **Decision:** Permitted **Decision Date:** 2011-10-11 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1456-andreas-melrose-replacement-extension/documents/1253774 --- # Officer Planning Report Recommendations ## 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 residential curtilage of an existing single storey cottage situated on the western side of the A17 highway which runs from St. Jude's to Andreas. The property has its ridge parallel with the road and a small detached garage to the south. The property is newly built following the redevelopment of a former dwelling to the south of the existing. The property has a stone face with red brick quoins and surrounds to the windows and doors and a slated roof. #### Planning Status The site lies in an area of "white land" on the Town and Country Planning (Development Plan) Order 1982, that is not designated for development and zoned as Open Space. #### The Proposal Proposed now is the provision of a link to the garage from the house and the conversion of the garage to additional living accommodation (a fourth bedroom). Also proposed is the erection of a replacement garage on the northern gable, attached by a small link and with the pitch 800mm lower than the main roof and running at right angles to it and with a small utility room behind it. The extension will be 28% of the size of the existing floor area: the replacement garage is the same size as that to be replaced. ## Planning Policy Housing Policy 15 states that "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." ## Planning History The following applications have been considered in respect of this property: PA 10/00580/B - Erection of a kennel block Status - Refused at Appeal 18th January 2011 PA 05/01948/B - Erection of dog kennels, creation of a pedestrian path and hard standing for car parking and alteration to existing agricultural access to form vehicular access Status - Refused 8th December 2005 PA 04/01820/B - Erection of detached garage in association with new cottage approved under PA 02/02370/B Status - Permitted 25th October 2004 Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to drawing no. 04/65/01 date stamped the 31st August 2004. 3. Prior to the commencement of the development hereby permitted by this approval the original cottage must be demolished and removed in its entirety from the application site, as per the annotation of drawing no. 04/65/01 date stamped the 31st August 2004. PA 02/02370/B - Erection of dwelling to replace existing Status - Permitted 17th June 2003 Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to drawing numbers GW/02/71/01 and GW/02/71/03 rev A date stamped the 15th May 2003. 3. The residential curtilage of the dwelling is hereby defined as shown in red on drawing number GW/02/71/01 date stamped the 15th May 2003. 4. All windows must be constructed of hardwood with a sliding sash method of opening. 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval). PA 02/01687/B - Extension and alterations to existing cottage and extension of property boundary into part of field 1911 Status - Refused 15th January 2003 PA 02/0457 - Approval in principle for alterations and extensions to dwelling, including the enlargement of the property boundary and creation of vehicle access and parking Status - Permitted 22nd August 2002 Conditions 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. 2. No approval is hereby granted or implied to the rebuilding of part or all of the dwelling should the dwelling be structurally incapable of alteration and extension. REPRESENTATIONS Highways and Traffic Division indicate that they have no objection to the application ASSESSMENT The proposed conversion of the garage will not add to the bulk or massing of the property and the changes to the existing garage door to windows and a patio door do not detract from the character of the cottage. The addition of a garage with its ridge turned through 90 degrees to that of the main roof will not significantly add to the massing of the property nor change its character. The property is still modest and its impact in the landscape will not significantly change. As such, the proposed development is considered to comply with the provisions of HP 15 and is recommended for approval. PARTY STATUS The local authority, Andreas Parish Commissioners 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. Recommendation Recommended Decision: Permitted Date of Recommendation: 12.09.2011 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 alterations and extension shown in drawings AT 1111.1, AT 1111.2 and AT 1111.3 all received on 9th August, 2011. C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval). 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 : 10 October 2011 Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate 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/1456-andreas-melrose-replacement-extension/documents/1253774*