**Document:** Officer Planning Report Recommendation **Application:** 10/01663/B — Replacement of garage door with window **Decision:** Permitted **Decision Date:** 2010-12-23 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/37344-braddan-greenvale-replacement-garage/documents/1362343 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site comprises the curtilage of an existing residential dwelling, Greenvale, Bray Hill, Douglas. The property is a dormer bungalow located near to the junction at the bottom of Bray Hill. The planning history of the site indicates that the dwelling was formerly garages and that the garages were converted to a dwelling under PA 00/00335/B. #### The Proposal This application is seeking approval for the replacement of the existing garage door with a window. The garage is an integral part of the main house and the garage door is located on the front (south east) elevation. Internally, the garage would be converted into a bedroom. Externally, the garage door would be replaced with a upvc window. The window would be in brown upvc, to match the others which would be replaced in the remainder of the dwelling (the existing windows are white upvc). The windows to the rear elevation would have obscure glass, which was a condition of the previous planning approval. The front wall of the house would be built up where the garage door currently is and it would be finished externally with painted render, to match the existing. Two off-street parking spaces would be retained within the curtilage of the site and access to the adjoining garage would be maintained. ## Planning History The following previous planning application is considered relevant in the assessment and determination of this application; 00/00335/B - Permitted 10/07/00 Conversion of garages to dwelling. Condition 1; The development hereby permitted shall commence before the expiration of four years from the date of this notice. Condition 2; The windows in the rear of the proposed dwelling must be fitted with obscure glass and must remain so fitted thereafter; the rear and side boundary walls with No. 5, Port e Chee Avenue must remain undisturbed. Condition 3; The proposed block-paving must be completed prior to the occupation of the proposed dwelling. Note 1; This work must include a turning area to permit a car to turn around within the site; any works on or under the public highway may not take place without an appropriate permit from the Operations Section of the Department of Transport. Note 2; The Fire Prevention Officer recommends that the door between the garage and the hall should be half hour fire-resisting and self-closing into 25 mm rebates and that there should be a step up of at least 100 mm . The installation of mains-wired, interconnected smoke detectors is also recommended. ### Development Plan Policies In terms of local plan policy, the application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 2 (South). The site is not located within a Conservation Area. The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2. The car parking standard for this type of dwelling in Appendix 7 of the Isle of Man Strategic Plan 2007, is 2 off street spaces ### Consultations The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implication. ### Representations No written responses have been received from the general public. ### Assessment This proposal should be assessed against General Policy 2 parts (c), (g) and (h), from the Isle of Man Strategic Plan 2007. The main issues to consider are the impact on neighbouring properties and the character of the surrounding area in general, in addition to whether the loss of the garage space would result in any on-street parking. The existing garage is already an integral part of the main house and the external alterations would be considerably minor. The development would therefore not adversely affect the character of the area or the residential amenity of the neighbouring properties. A submitted plan shows that there is existing off-street parking for two vehicles on the driveway and a site visit confirmed that it would be possible to accommodate vehicles in this way. The parking spaces are positioned so that they would not block access to an adjacent garage, which also uses the driveway from Bray Hill. There are therefore no highway issues with the loss of the garage space. ## Recommendation For the above reasons, this application is considered to be acceptable and is recommended for approval. ### 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 Department of Transport Highways 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: 22.12.2010 ### 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 approval relates to the replacement of the garage door with a window, as shown in drawing number 10, date stamped 9th November 2010, in addition to drawing number 03, date stamped 17th November 2010. 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/37344-braddan-greenvale-replacement-garage/documents/1362343*