**Document:** Officer Planning Report Refuse **Application:** 09/00626/B — Erection of a porch and erection of a garage extension **Decision:** Permitted **Decision Date:** 2009-10-19 **Parish:** Patrick **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63865-patrick-mullen-beg-patrick-extension-garage/documents/1387335 --- # Officer Planning Report Refuse **Application No.:** ** 09/00626/B ** **Applicant:** ** Mr & Mrs Robert Quayle ** **Proposal:** ** Erection of a porch and erection of a garage extension ** **Site Address:** ** - Mullen Beg - Patrick Road - Patrick Village - Isle Of Man - IM5 3AW ### Considerations **Case Officer:** Mr Steve Stanley ** **Photo Taken:** ** - **Site Visit:** - **Expected Decision Level:** - Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Patrick Commissioners **Notes:** No comment ### Officer's Report #### The Site The application site represents the curtilage of Mullen Beg, Patrick Road, Patrick Village. The site is occupied by a detached dwelling and garage and is accessed via a long tree lined driveway from the A30 road. The site is not readily visible from public vantage point. The existing garage which was approved under PA 88/00775/B can accommodate 2 vehicles. The building has an external staircase providing access to the eaves which was approved as storage space. Two roof lights serve the eaves storage area. #### The Proposal This application seeks approval for the erection of a porch to the dwelling and the erection of an extension to the existing garage. The proposed porch would be to the rear of the dwelling and would be set into the ground. It would be finished in a combination of pointed stonework and render and would have a small lantern roof light. The garage extension would be to the western side of the existing garage and would project forward of the existing building. The extension would include access to the eaves which is referred to as "existing studio" although the original approval referred to this as storage space only. The extension would provide an additional area of garaging of 9.5 metres by 4 metres. There would be 2 dormer windows erected in place of the existing roof lights. The front wall of the extension would be finished in Manx stone. ## Planning Status The application site is located within an area identified as being of High Landscape Value and Scenic Significance by the 1982 Development Order, and as such the site is not designated for development. Within the Isle of Man Strategic Plan, the following policy is relevant: 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(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." ### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: PA88/00775/B sought approval for the construction of a double garage. The originally submitted plans show a double garage with a shallow pitched roof. An amended set of plans show a higher ridge with storage space being provided in the eaves. This application was approved. PA00/00129/B sought approval for the erection of an extension to the garage. The extension consisted of a single storey projection from the front elevation of the garage which would have added an additional vehicle space. This approval has not been implemented and the approval is no longer valid. ### Representations Patrick Parish Commissioners have not commented on this application. The Department of Transport Highways Division does not oppose this application. ### Assessment The main issue to be assessed in the consideration of this application is whether the proposal is acceptable when considered against General Policy 3. This policy sets out the exceptions that may be made to the strong presumption against development within areas which are not designated for development. Domestic garages are not listed as such an exception however the Permitted Development Order (PDO) makes provision for a reasonably sized garage ( floor area, 4 m ridge height) to be erected within the curtilage of a dwelling subject to certain criteria. The originally approved garage (as built) is larger than that permissible under the PDO, in particular its height approximately 6 m . At the time of the original approval, this increase in height was justified by a need for storage. The existing garage, whilst taller than what would be allowable under the PDO, has a relatively simple form and appearance which one could easily identify as being a garage building. The proposed extension would provide slightly less than 2 standard car parking spaces. The additional space is stated as being required for the storage of the applicant's classic cars of which three are listed in addition to "day to day use cars". The extended garage would be able to accommodate 3 vehicles of 5 metres in length, an increase of 1 vehicle over the existing situation. The proposal includes the addition of two dormers in place of the existing roof lights along with the provision of a mezzanine storage area. It is judged that the alterations and extension of the garage as proposed would result in the building having a domestic appearance, not dissimilar to a dwelling. It is considered that whilst the applicant may have a need for additional storage, the alterations proposed would result in an excessively large and bulky structure which would provide limited additional storage for the storage of classic vehicles. The previously approved extension (not taken up) is a more appropriate solution to the applicant's needs in that it adds less to the massing of the building and does not propose the addition of dormer windows. In conclusion, the proposed porch extension to the existing dwelling is unobjectionable in that it is minor in scale and appropriate to the existing property. However, the proposed garage alterations and extension would result in a large building which would have the appearance of a detached dwelling within the countryside. Whilst the site is not easily viewed from the public thoroughfare, General Policy 3 does not make exceptions for developments on land not zoned for development on the basis that they are not easily visible. **RECOMMENDATION** Refuse. ## **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 Department of Transport Highways Division **Recommendation** **Recommended Decision:** Refused **Date of Recommendation:** 10.07.2009 **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** ## **R 1.** The proposed garage alterations and extension do not represent one of the exceptions to the strong presumption against development outside of areas zoned for development as set out by General Policy 3. The proposal would result in a large building which, due to its form, scale and design would have the appearance and associated impact of a detached dwelling within the countryside, to the detriment of the amenities of the surrounding landscape. 10 July 2009 09/00626/B I confirm that this decision accords with Government Circular No 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 : Refused 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/63865-patrick-mullen-beg-patrick-extension-garage/documents/1387335*