**Document:** Officer Planning Report **Application:** 09/01567/B — Erection of a detached garage **Decision:** Permitted **Decision Date:** 2009-11-09 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63845-andreas-ballalaugh-lhen-garage/documents/1387069 --- # Officer Planning Report **Application No.:** 09/01567/B **Applicant:** Mr Mike Richardson **Proposal:** Erection of a detached garage **Site Address:** Ballalaugh The Lhen Andreas Isle Of Man IM7 3EH ### Considerations Case Officer: Mr Gary Barr **Photo Taken:** 02.11.2009 **Site Visit:** 02.11.2009 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consulttee: Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications Consulttee: Andreas Parish Commissioners Notes: No objections. ### Officer's Report #### The Site The application site represents the residential curtilage of "Ballalaugh" which is an existing detached dwelling situated to the south of the A10 at The Lhen in Andreas. The property sits on a relatively large plot and comprises a two storey pitched roof dwelling with adjoining garage. #### The Proposal The proposed planning application is seeking approval for the erection of a single storey pitched roof three car garage, adjacent to the dwelling house, which runs parallel to the south western boundary of the site. The proposed garage would measure 10600mm x 7000mm and at a height of 5300mm, and be finished in Manx stone (to front elevation), smooth render to remaining elevations, slate roof and uPVC windows and door to match the existing. There would also be alterations to widen the driveway to create a better access to the proposed garage (the proposed gravel to match the existing drive). #### Planning Status The application site is located within an area of "High Landscape or Coastal Value and Scenic Significance" identified on the Isle of Man Development Plan, 1982. It is considered that the following policies within the Isle of Man Strategic Plan 2007 should be considered specifically material to the assessment of this current planning application - Environment Policy 2 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". Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)". ## PLANNING HISTORY The following planning application should be considered in the assessment and determination of this application. PA 09/01747/B - Alterations and extension to dwelling - Pending (part of this application proposes to convert the existing garage into living accommodation). REPRESENTATIONS Andreas Parish Commissioners has no objection with the proposal. The Department of Transport Highways Division do not oppose as there would be no traffic management, parking or road safety implications as a result of the proposed development. ## ASSESSMENT In terms of relevant planning policies, the Isle of Man Strategic Plan 2007 sets out a presumption against development of land that is classified as being of High Landscape or Coastal Value and Scenic Significance, unless there are circumstances to justify that the development is essential, having said this, it is considered that Environment Policy 2 can be discounted due to the existing residential nature of the application site and the implications of the subsequent relevant housing policy. Given the nature of the proposed development it is therefore appropriate to assess the impact it would have upon the existing property, the neighbouring properties and the surrounding landscape. Having taken into account Housing Policy 15 it is considered that the proposed development would be acceptable as it would respect the proportion, form and appearance of the existing property. The proposed detached garage would be similar in scale as the existing garage, which would result in the proposal not appearing too excessive within the application site and in-keeping with its surroundings. Through the use of materials (uPVC windows, doors, Manx stone and slate) and its design, this would ensure that the new built form would blend in with the existing and would represent a continuation of the existing form when viewed from the main thoroughfare. It is considered that there would be no neighbouring properties adversely affected by the proposed development due to the 50m separation to the nearest property (to the west). This is further 5 November 2009 supported by the fact that there is sufficient screening bordering the site, which would limit the impact the proposal may have on private and public amenity on local residents. After a visit to the site, it is considered that the proposed development would be a modest addition to the locality, and with it being of single storey and set back from the highway by approximately 20m; the proposal would not create a dominant feature within the surrounding area. With the design and use of materials, the proposal would appear to be in-keeping with the character of the surrounding landscape, without having a detrimental affect on the visual amenities of the surrounding area in general. In terms of the proposed alterations to the access, it is considered that this would be acceptable as only a relatively small section of the front garden would be removed as a result of the proposal, together with the wall and vegetation at the entrance still remaining, this would protect the visual amenities of the locality when viewed from the public highway. #### Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. #### 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: - Andreas Parish Commissioners - The Department of Transport Highways Division #### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 05.11.2009 #### 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 relates to the submitted Drawings HLK/09/00344/3a, HLK/09/00344/4, HLK/09/00344/5 and HLK/09/00344/6 all received on 23rd September, 2009. 5 November 2009 I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : .... 5/11/09 Signed : .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. --- *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/63845-andreas-ballalaugh-lhen-garage/documents/1387069*