**Document:** Officer Report Recommendation **Application:** 12/00032/B — Erection of detached garage **Decision:** Permitted **Decision Date:** 2012-02-17 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2170-lezayre-carisbrooke-clenagh-road-garage/documents/1263938 --- # Officer Report Recommendation ### Officer's Report [Table omitted in markdown export] #### The Application Site 1. The application site is the residential curtilage of 'Carisbrooke', a traditional two storey property, which is sited on the eastern side of the A14 Clenagh Road from Sulby to Sandygate, south of the Sandygate Crossroads. The application site is of a triangular shape covering an approximate 0.018 acres. The application site has a private driveway for more than two vehicles. 2. The existing dwelling is built just 1 metre off from the highway with the boundary wall at the front elevation directly on the highway. Carisbrooke is finished in a white render with a traditional pitched roof of slate. The windows on the dwelling are top hung PVC casements with a blue timber frame around the sides and upper level of the frame. 3. The boundary treatment at the front elevation of the existing dwelling is a small raised stone wall. Towards the north of the elevation the boundary is formed by a privet hedge and the rear boundary is established by trees and vegetation. #### The Proposal 4. The proposal comprises the erection of a detached single storey garage to the north corner of the application site. The proposed garage would be sited behind the privet hedge boundary that bounds the site from the highway. 5. The planning application seeks approval for the erection of a detached garage measuring approximately 8 x 3.66 metres (29.28sqm) with a height of 3.98 metres, which is well below 50% of the existing dwelling. The proposed garage is to be single storey and finished in a smooth cement render and painted to match the existing dwelling. The garage will have a pitched roof at 35° and finished in slate to match the existing dwelling also. The proposed garage is to have two PVC windows and a door again matching the existing windows on the dwelling. The PVC eaves guttering proposed on the garage also matches the existing. #### Planning History 6. The application site has not been the subject of a number of previous planning applications, three of which are considered specifically material to the assessment of this planning application: PA 11/01399/B: Erection of a detached garage with a store over. This previous planning application was refused on the grounds that the development was likely to result in a deficiency in usable and convenient parking space for the existing dwelling and a garage whose appearance is not sympathetic to the character of the main dwelling or the street scene due to its height, proportions and proximity to the highway. PA 11/00251/B: Alterations and extensions to dwelling. This planning application comprised a two storey extension and a first floor rear extension which resulted the alteration of the roof design from a cat-slide roof to a pitched roof and the loss of a flat roof dormer and replaced with a more traditional and appropriate development. This previous planning application was permitted. PA 93/00778/B: Replacement of windows. This previous planning application was permitted. ### Planning Policy 7. The application site is not designated for any site specific purpose but is located within an area of ‘white Space’ not zoned for development under 1982 Isle of Man Development Plan. 8. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application: The provisions of Environment Policy 1, which presumes against development in the countryside, states: “The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.” General Policy 3 sets out exceptions to this policy which do not include domestic extensions and new building associated with existing domestic curtilages. It is accepted however, that the property is an established residential dwelling within a residential curtilage and where it is reasonable to accept new associated buildings of an appropriate domestic scale and appearance where these would not have an adverse visual impact or where there would be any other negative effect for example on existing trees or the amenity of those in adjacent property. General Policy 3 states: “Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); e) location-dependent development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry; g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) buildings or works required for interpretation of the countryside, its wildlife or heritage." ### Representations 9. At the time of writing no written representations have been made regarding the planning application. ### Assessment 10. The height of the existing privet boundary is to be reduced to 1 metre to provide safety vehicular sight lines from vehicular access. The existing privet hedge and low level wall adjacent to the existing attached garage is to be removed to provide additional a safe lay-by parking area for visitors. The electricity pole is to be relocated approximately 7 metres north from its existing site to adjacent the proposed garage. 11. When looking at developments within the countryside it is imperative to assess the impacts of the visual amenities or where there could be any other negative impacts for example on the existing trees or the amenity of the adjacent properties. The proposed garage has been reduced in height by 1.04 metres and reduced in length by 2.50 metres from the proposed garage that was refused (11/01399/B). It is considered that the proposed garage respects the proportion, form and appearance of the existing dwelling. The proposed garage is deemed to be built to a suitable height and is regarded not to cause harm to the public and private amenity nor the visual amenities from the highway. The external finishes to the proposed garage match that of the exiting dwelling thus respecting the form and appearance of the dwelling and the curtilage of the overall site. 12. The proposed new vehicular access is approximately 7 metres providing an adequate capacity for the safe movement of vehicles in and out of the curtilage of 'Carisbrooke'. The proposed position of the garage provides adequate space for the parking of one vehicle and turning area. The proposed paved turning area measures an approximate 7 metres in length and 9.5 metres in width. It is considered that the area is sufficient enough for the manoeuvring of vehicles. It should be noted that a sight line of 120 metres in both directions have been provided. 13. No part of the structure or foundations of the proposed garage are to encroach over the centre line or adjacent hedge separating the application site from the neighbouring field. The existing privet boundary hedge to the highway is to be retained and lowered to 1 metre to provide safer vehicle sight lines as previously mentioned. It is regarded that the proposal would not have any adverse impacts on the countryside as there is no loss of any vegetation from the application. The trees to the rear of the elevation are all to be retained. Overall it is concluded that the planning application is in accordance with Environment Policy 1 and General Policy 3 of the Isle of Man Strategic Plan 2007. 14. The proposal is not considered to affect any other obvious material planning consideration. ### Recommendation 15. It is recommended that the planning application be permitted. ### Party Status 16. The local authority, Lezayre Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 10.02.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 for the erection of a detached garage relates to drawing numbers 1, 2 and 3 and photograph numbers 1, 2, 3, 4, 5 and 6 date stamped 10th January 2012. N 3. A Preliminary Enquiry Form should be completed and submitted to the Manx Electricity Authority in regards to the removal and replacement of the existing electricity pole. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 15/2/12 ### Determining officer (delete as appropriate) Signed: _________________________ Anthony Holmes Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Sarah Corlett Senior Planning Officer 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/2170-lezayre-carisbrooke-clenagh-road-garage/documents/1263938*