**Document:** Officer Planning Report Recommendation **Application:** 10/01327/B — Demolition of existing timber garage and erection of replacement garage and vehicular hardstanding **Decision:** Permitted **Decision Date:** 2010-11-08 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/37040-braddan-garage-opposite-replacement-demolition/documents/1360376 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the garage and garden plot opposite no.4 Windsor Terrace. The application site is located within a Conservation Area. The site is zoned as predominantly residential within the Douglas Local Plan 1998. #### The Proposal The proposal is to demolish a timber garage and to erect a replacement garage and hardstanding. #### Planning Status Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Environment Policy 35 and 39 Environment Policy 35 states that "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character and appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." #### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: 10/01327/B - Demolition of existing timber garage and erection of replacement garage and vehicular hardstanding - pending decision ## Representations The Highways Division of the Department of Infrastructure do not oppose the application. Douglas Corporation has not objected to the application The occupiers of No. 5 Windsor Terrace have made the following comments about the application: i) All finishes to the front elevation and garage doors should be subject to the same conditions as those applying to application 09/01769/B, in particular those as to use and detailed finish (including door finishes) so that consistency can be developed and maintained for garaging opposite one of the finest period terraces in Douglas ii) Revision to the plans should be required such that all rainwater run-off is to the rear of the garage of the property and not via a RWP onto the Road - there are no street drains on the 'garage' side of Windsor Terrace. iii) given that the proposed garage now extends back considerably beyond the line of the adjoining unit to the south elevation, it is suggested that the parapet wall (whilst necessary to match the eastern elevations) should not be extended to the northern, southern and western elevations (or should be appropriately tapered to roof height) so as to maintain as open an aspect as possible in the garden area to the rear. As it does not appear to be the intention that this roof should be finished to lawn or garden (as per adjoining approval 09/01769), a high parapet wall to the elevations will effectively create a 'pit' which is likely to appear unsightly from the many properties overlooking this pleasant green space. ### Assessment The application site is located within a Conservation Area. The proposal is to demolish a timber garage and to erect a replacement garage and hardstanding. This is an alternative design planning application 10/1138/B, which at the time of writing this report is pending a decision. The only difference between this application and the earlier submission is the length of the garage. This proposal is 2.6 m longer than the garage proposed in the earlier application. In respect of the demolition of the timber garage, the garage does not have any architectural merit and is an inappropriate structure for a Conservation Area. The existing garage does not contribute to the character and appearance of the Conservation Area. The replacement garage cannot be regarded to preserve the character and appearance of the Conservation Area as it is replacing a timber garage; however, the proposal would be an enhancement on what currently exists. The proposed structure is similar in design a recently approved garage on the adjacent site. The occupiers of No. 5 Windsor Terrace have commented that "the high parapet wall will create a 'pit; which is likely to appear unsightly from the many properties overlooking this pleasant green space." The only property that will have direct views over the garage is the occupants of No. 5 Windsor Terrace. The other properties within Windsor Terrace will have oblique views of the garage. Any views of the garage will only be from first floor and above. The flat roof of the garage will not be visible from road level. Overall, it is considered the proposal would not adversely affect the character and appearance of the Conservation Area. The Conservation Officer is content with the proposal. In respect of the comments from the occupiers of No. 5 Windsor Terrace, there are no planning conditions attached to application 09/01769/B relating to the detailed finishes of their garage, which could be equally applied in this particular case. In respect of the concerns about the water runoff, this is a building control matter which will be considered by the appropriate Building Control Authority. IN this particular case, the appropriate authority is Douglas Corporation. **RECOMMENDATION** It is recommended that planning permission be granted subject to conditions in the attached schedule. **PARTY STATUS** The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. The occupiers of No.5 Windsor Terrace are an adjoining landowner and as such should be afforded interested party status in this instance. 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:** 02.11.2010 **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 permission relates to the demolition of existing timber garage and erection of a replacement garage and hardstanding as shown in drawing numbers WL/10/1166/1, WL/10/1166/2A, WL/10/1166/3A and WL/10/1166/4A date stamped 9th September 2010. ## **C 3.** The garage door to be installed must be constructed out of timber. ## **C 4.** The garage shall only be used for ancillary purpose to the enjoyment of the main dwellinghouse of No.4 Windsor Terrace. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/37040-braddan-garage-opposite-replacement-demolition/documents/1360376*