**Document:** Officer Planning Report **Application:** 09/02046/B — Alterations and erection of a detached garage and store **Decision:** Permitted **Decision Date:** 2010-02-19 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64369-andreas-ballaradcliffe-cottage-alteration-garage/documents/1394734 --- # Officer Planning Report **Application No.:** 09/02046/B **Applicant:** Ms Caron Palmer **Proposal:** Alterations and erection of a detached garage and store **Site Address:** Ballaradcliffe Cottage Andreas Village Isle Of Man IM7 4HH ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Andreas Parish Commissioners Notes: no objections thereto. Consultee : Manx Electricity Authority Notes: See Note 1 Consultee : Drainage Division Notes: no objection subject to the following conditions:- ### Officer's Report ### Site The application site forms the residential curtilage of Ballaradcliffe Cottage, Andreas Village, which is par of a row of two storey terraced properties (end terrace), located on the southern side of the A17 road, and south of the Andreas Village shop/post office. ### Department Policies The application site is within an area recognised as being an area of "existing residential use", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Ramsey Local Plan) Order 1998 - Isle of Man Strategic Plan 20th June 2007 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- "General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ## Planning History The previous planning applications are considered relevant in the assessment and determination of this application:- Alterations, erection of a first floor extension over existing kitchen and bathroom to rear elevation to provide bedroom and bathroom, replace existing sun room with a conservatory and installation of a dormer window and paved garden to front elevation - 06/00346/B - APPROVED Alterations and extensions - 95/00781/B - APPROVED Extension to create bathroom - 90/01406/B - APPROVED Installation of 380 litre gas storage tank - 90/00706/B - APPROVED Extension to form additional living accommodation - 84/01168/B - APPROVED ### Proposal The application seeks approval in principle for the alterations and erection of a detached garage and store. The garage would have a width of 5.4 metres, a depth of 8.6 metres and a ridge height of 3.8 metres. The roof finish and elevational finish would match the existing dwelling (slate \& render). ### Representations Andreas Parish Commissioners:- "No objection." Highways Division:- "Do not oppose has no traffic management, parking or road safety implications." The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice. The Manx Electricity Authority makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice. The Authority has received no other privately written representations objecting to the application. **ASSESSMENT** The main issue with the proposal is the potential impact upon the visual appearance of the garage to the street scene. The proposal would involve the removal of the existing Leylandii and replaced with smaller scale planting. The existing boundary stone wall (0.9m) will remain in place. Additional boundary treatment is proposed by the erection of a 1.2 metre high fence on top of the existing boundary wall. The garage would have a pitched roof design and would be finished to match the existing traditional property. The proposed garage would be seen from public view, however only the roof would be most apparent given the proposed fencing. It should also be noted that directly to the east of the proposed garage is a single storey property which direct abuts the public highway and directly opposite the site consist of a two storey building (shop). These are two of many examples of how the centre of Andrea Village is fairly built up and buildings close too or direct abutting the public highway. Overall, it is considered the proposal, whilst apparent from the public highway, given its size and height; the proposal would not have a significant impact upon the visual appearance of the street scene. Additionally, the design, scale and proportion would be appropriate and in keeping with the existing property. **RECOMMENDATION** Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved. ## **PARTY STATUS** It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- - Andreas Parish Commissioners - Department of Transport Highways Division - Department of Transport Drainage Division It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- - The Manx Electricity Authority **Recommendation** **Recommended Decision:** Permitted 4 February 2010 09/02046/B Page 3 of 5 ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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 alterations and erection of a detached garage and store as proposed in the submitted documents and drawings 09 0034/02 01, 09 0034/02 02 and 09 0034/02 03 all received on 15th September 2009. C 3. On completion of the proposal, all planting along the northern boundary is to be planted in the first planting and seeding seasons. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation. C 4. Within one month of the completion of the garage the proposed fencing along the northern boundary is to be erected in accordance with drawing 0034/02 02. N 1. There are underground cables/overhead lines present in the area indicated in your planning application. Please contact our network operations department, Manx Electricity Authority (tel 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. Contact the MEA for Electrical Site Safety 5 documents, (Tel 687766) before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6. 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 : Signed : ## Senior Planning Officer ### 2010 4 February 2010 09/02046/B Page 5 of 5 --- *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/64369-andreas-ballaradcliffe-cottage-alteration-garage/documents/1394734*