**Document:** Planning Officer Report **Application:** 12/01510/B — Alterations to dwelling and widening of driveway and vehicular access **Decision:** Permitted **Decision Date:** 2012-12-24 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3572-kirk-michael-faaie-ny-cabbal-dwelling/documents/1281699 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] Case Officer : Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation ## Officer's Report ### 1.0 Application Site 1.1 The application site forms the residential curtilage of 37 Faaie-Ny-Cabbal, Kirk Michael which forms part of a two storey semi-detached property located on the northern side of Faaie-Ny-Cabbal which forms a modern housing development. ### 2.0 Proposal 2.1 The application seeks approval for the alterations to dwelling and widening of driveway and vehicular access. The proposed works involve the conversion of the existing garage into living accommodation and the enlargement of the driveway by 2.4 metres to given a overall driveway width of 6 metres. ### 3.0 Department Policies 3.1 The application site is located within an area identified as being residential by the Kirk Michael Local Plan. 3.2 Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:- "General Policy 3: 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(1) 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." 4.0 PLANNING HISTORY 4.1 The previous planning applications is considered relevant in the assessment and determination of this application: 4.2 Erection of an extension to dwelling house - 10/00271/B – APPROVED 4.3 proposed extension to existing dwelling - 04/01774/B – APPROVED 5.0 REPRESENTATIONS 5.1 Highways Division do not oppose as they consider the proposal would have no traffic management, parking or road safety implications. 5.2 Michael Commissioners have no objection. 6.0 ASSESSMENT 6.1 The first issue which requires consideration is whether the dwelling would have the required two off road parking spaces, given the submission proposes the loss of a parking space within the garage. The proposed works would result in a driveway with a width of 6 metres and a length of seven metres which is more than adequate in terms of size to provide two spaces. 6.2 The second issue which requires to be considered relates to the removal of part of the existing front garden. The Planning Authority general guide to such development is that no more than 50% of the garden should be used for hardstanding for vehicular parking. The reasoning for this view is to prevent continuous car parking fronting residential properties, which has a detriment impact to the appearance of the street scene and for the general amenity of the occupiers of the dwellings (poor outlook). This submission would retain approximately 50% of the existing garden, thus complying with the above planning policy. 7.0 RECOMMENDATION 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved. 8.0 PARTY STATUS 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Michael Commissioners 8.2 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: 19.12.2012 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 approval relates to the alterations to dwelling and widening of driveway and vehicular access as proposed in the submitted documents and drawings 4390 L1, 4390 S1 and 4390/1 A all received on 12th November 2012. C 3. Prior to any works commencing to the conversion of the garage, the proposed driveway is to be extended and finished as shown on drawings 4390/S1 and 4390/1A and retained thereafter. 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 : 19/12/12 Determining officer (delete as appropriate) Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer Signed : [Blank] Michael Gallagher Director of Planning and Building Control Signed : [Blank] Sarah Corlett Senior Planning Officer Signed : [Blank] 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/3572-kirk-michael-faaie-ny-cabbal-dwelling/documents/1281699*