**Document:** Officer Planning Report Recommendation
**Application:** 10/01001/B — Conversion of existing garage to provide additional living accommodation and erection of a detached garage with a room over
**Decision:** Permitted
**Decision Date:** 2010-10-29
**Parish:** Patrick
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/36768-glen-maye-fo-glion-conversion-garage/documents/1357572

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# Officer Planning Report Recommendation

**Application No.:** 10/01001/B
**Applicant:** Mr Stuart Blackley
**Proposal:** Conversion of existing garage to provide additional living accommodation and erection of a detached garage with a room over
**Site Address:** Fo-Glion Glen Rushen Road Glen Maye Isle Of Man IM5 3BA ### Considerations Case Officer : Mr Steve Stanley
**Expected Decision Level:** Senior Planning Officer ### Written Representations Deep Water Glen Rushen Road Glen Maye Isle Of Man Objects to the proposal ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Patrick Commissioners Notes: Refuse

### Officer's Report

### The Site

The application site is the curtilage of the detached property Fo-Glion, Glen Rushen Road, Glen Maye. The dwelling is situated on the south west side of the road.

### Planning Status

The application site is located within an area identified as being High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order.

Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant in the assessment of this application:

General Policy 3, which 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."

Environmental Policy 1, which 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 over-riding 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."

Environmental Policy 2, which states:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
- (a) the development would not harm the character and quality of the landscape; or
- (b) the location for the development is essential."

## Planning History

08/01351/B sought approval for the installation of roof dormers and a balcony to the rear elevation of the existing property. This application was approved.

09/00845/B sought approval for the erection of a detached garage with ancillary living accommodation above. This was initially refused and was subsequently refused at appeal. The proposed building was a full two storeys in size and included self contained accommodation at first floor level.

### Representations

The Highways Division does not object to this proposal. Patrick Parish Commissioners do not object to the principle of the erection of a garage however concern is expressed in relation to impact of the building which would appear as a new detached dwelling.

The owners/occupiers of Deep Water, Glen Rushen Road, Glen Maye object to this application stating that the proposal would result in limbing of a Larch tree growing on their land and that the foundations of the building would damage its roots. It is also considered that the proposal does not overcome the reasons for refusal of the 2009 application.

## THE PROPOSAL

This application seeks approval for the erection of a detached double garage with a home office/study above. The first floor would be formed within the eaves of the building and would be served by two roof lights and a large gable window on the south western elevation. The office/study would be accessed via an external staircase.

The application also proposes the conversion of the existing integral single garage to form a playroom. Externally this aspect of the development would consist of the replacement of the existing garage door with a set of patio doors.

## Assessment

The main issues to be considered in the assessment of this application are whether the proposed detached garage with a home office/study within its roof space is acceptable in this location when assessed against relevant planning policies and whether the alterations to the dwelling are appropriate.

The proposed garage is larger than that permissible under the provisions of the Permitted Development Order which allows for a reasonably sized double garage. The previous application was refused on the grounds that the building proposed would have had the appearance of a dwelling rather than a garage and as such would have had a harmful impact upon the surrounding area. Furthermore the design of the building refused under 09/00845/B was considered to be particularly poor and would have detracted from the rural setting.

The building now proposed is smaller in all respects to that refused and by incorporating the office/study into the eaves of the building, the associated impact would be reduced. This design approach would also mean that the building would have a general appearance of a garage rather than a two storey dwelling.

In terms of need, the applicants have set out that they require an additional bedroom and more space for their children. At present one of the rooms of the house is used as a study and this proposal would the existing study to be used as an further bedroom.

Environmental Policy 2 sets out the circumstances in which development may be permitted in areas of High Landscape Value, advising that development would have to either not harm the character and quality of the landscape or the location for the development must be essential. It is judged that the proposed development could not easily be argued to be essential in this location however in terms of harm, the design of the building coupled with its position on the site and the fact that the site is set down from the road would act to limit any harm that may otherwise arise from the development. As such it is judged that the building would be not be detrimental to the character of the surrounding area so as to warrant refusal. The proposal is judged to have overcome the failings of 09/00845/B by proposing a smaller building, subordinate in size to the existing dwelling and designed to have the appearance of a garage. It is judged that the development would not detract from the surrounding area so as to warrant refusal.

The proposed conversion of the single garage to form a playroom is judged to be acceptable. The existing garage is small having an opening of 2.1 metres in width and manoeuvring a vehicle in and out of it is said to be difficult.

The issues raised by the owners/occupiers of the property Deep Water regarding a tree which overhangs the site has been investigated by the Forestry Division and their officer has concluded that the proposal will not adversely affect any trees. It is set out that the application site is located below the adjoining land and the spread of the Larch tree is over and approximately 2 metres off the ground of the application site. The Forestry Officer also makes the point that in any event, the applicant is entitled to prune back the overhanging tree spread and this is not reliant upon the proposed development.

A condition is recommended requiring the garage to remain incidental to the dwelling and to limit the use of the upper floor for storage or use as a study.

## Recommendation

Permit.

### Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Patrick Parish Commissioners The owners/occupiers of Deep Water, Glen Rushen Road, Glen Maye The Forestry Division of the Department of the Environment, Food and Agriculture 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: 19.10.2010

### Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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 relates to the conversion of existing garage to provide aditional living accommodation and erection of a detached double garage with home office/storage over, Fo Glion, Glen Rushen Road, Glen Maye, Patrick as shown by 10654 01, 10065402 and 1065403 all received 8th July 2010.

C 3. The accommodation contained within the eaves of the building must only be used for domestic storage/and or as a home office. For the avoidance of doubt the first floor must not be used as self contained living accommodation.

C 4. The building must remain incidental to the use and enjoyment of the dwelling Fo Glion as identified on drawing 10065401.

C 5.

The external finishes of the building must match those of the existing dwelling unless otherwise agreed in writing with the Planning Authority.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted
Date :
25/10/10

Signed :
*JACMAR*

Senior Planning Officer

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*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/36768-glen-maye-fo-glion-conversion-garage/documents/1357572*