**Document:** Officer Planning Report **Application:** 06/00165/B — Extension to existing garage store and construction of a first floor office over, creation of a pedestrian access to Marathon Road and upgrading of forecourt (Amendment to approved PA 03/01754B) **Decision:** Refused **Decision Date:** 2006-05-26 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80013-braddan-21-victoria-terrace-garage-office-extension/documents/1462137 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ## Officer's Report ### Site The site comprises the curtilage of a commercial garage at the northwest end of Victoria Terrace. This includes a parking area which is largely in front of 12 Victoria terrace. The garage building side elevation (northwest) abuts Marathon Road. The boundary treatment along Marathon Road consists of a Manx stone wall which varies in height from 3 metres to 2 metres. To the northeast of the garage (rear elevation) comprises the curtilage of Holly House which is a two story dwelling. The area of significant important with relation to this submission is the single story garage which views directly down Victoria terrace. The site has been zoned under the Douglas Local Plan Order 1998 as being within a predominately residential area; the property is not within a Conservation Area but is adjacent to Registered Buildings 1 to 12 Victoria Terrace. ### Planning History The property has benefited from a recent Planning Approval for the extension to existing garage store, creation of a pedestrian access to Marathon Road and upgrading of forecourt (03/01754/B). The application was refused by the Planning Committee, but received an approval at Appeal, which the following conditions:- 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. The garage store shall at no time be used for vehicle repair. 3. The proposed pedestrian access to Marathon Road shall be used for emergency use only and shall not be used in any connection with trade and business. ### Proposal The application seeks approval for the extension to existing garage store and construction of a first floor office over, creation of a pedestrian access to Marathon Road and upgrading of forecourt (Amendment to approved PA 03/01754B). The approved application (03/01754/B) proposed a single storey flat roofed double garage had a maximum width of 8 metres, a maximum length of 5.5 metres and a height of 3.2 metres. The proposed extension now has the same width and length of the approval; however this submission includes first floor office accommodation above which gives the pitched roof garage a height of 5.3 metres. The design is similar to a garage at the end of James Place (north east of site). The first floor extension front elevation includes an arched window and also two roof lights within the roof space. Both the window and roof lights provide the only natural light source. Access to the office would be via an internal staircase from inside the workshop which also gives access to the proposed pedestrian access to Marathon Road. The proposed pedestrian entrance has been slightly relocated to prevent disturbance of the asbestos roof but also due to the internal alterations regarding the staircase and proposed office. ### Representations The Department of Transport Highways Division have objected to the proposals on the grounds that:- - The new office is not supported by any additional off street parking facilities (1 space per 15 square metres for out of town provision) - The new pedestrian access will encourage additional on street parking on Marathon road which has an existing high demand for this facility. The Douglas Corporation have considered the application and they have no objection. The Chief Fire Officer has advised the Architect to consult the Fire Safety Department in order to discuss the general fire precautions within this application. The resident of 21 Victoria Terrace has the following concern:- "Up grading the existing planning permission to extend the height of the solid structure across the top of the cul-de-sac will create a more enclosed area. This will potentially amplify the noise levels from the commercial garage and forecourt impacting on the residential properties at the top of the terrace". We have received a letter of objection from the residents of 9 Victoria Terrace who have objected that - The proposed storey plus' roof elevation would be extremely dominant on this cul-de-sac and would detract from the fine Victoria terrace of houses which are registered as having architectural importance. - The height would also exceed the height of the Marathon Road Manx stonewall and would be visibly obtrusive from Hutchinson Square. - The area is zoned as predominately residential and therefore an office would be out of keeping and would require additional car parking, which cannot be accommodated in Victoria Terrace or Marathon Road. - The proposal would be detrimental to number 12 Victoria Terrace integrity. - The application should be refused as being an undesirable, unwanted commercial development in an otherwise residential; area which provides for important registered Victorian properties whose integrity would be undermined by such a development. The residents of 20 Victorian Terrace have objected on the following grounds:- - The proposal would look unsightly and not be in keeping with any of the surrounding area - Any loss of the space in the "turning area" would result in vehicles constantly having to reverse all the way down Victoria Terrace and onto a busy main road. - The opening along Marathon Road onto the terrace would also be detrimental to the residents. The residents of 18 Victoria Terrace, have objected:- - When the garage is open the road is very busy from the business of the garage. The people who live on the road find it very hard as it is to find parking for themselves. ### Assessment / recommendation The key issues with this submission seem to me to be as follows. The visual impact the proposals would have on Victoria Terrace and Marathon Road. The proposed first floor extension would project a maximum of 1.7 metres above the Manx stone wall which runs along Marathon Road. Consideration needs to be taken to what visual impact the proposal would have on Marathon Road. I consider that there are a number of dwellings and buildings which have a much more visual dominance along the boundary and therefore I do not consider the first floor extension will have a significant adverse impact to warrant a refusal for this reason. Concerning the pedestrian access being created, as there is an existing approval all be it in a slight different location, I do not have an objection as long as the proposed pedestrian access to Marathon Road would only be used for emergency use only and shall not be used in any connection with trade, business or office use. The applicant has stated that this would be the case. The appearance of the proposed extension needs careful thought when view along Victoria Terrace, firstly the adjacent properties 1 to 12 Victoria Terrace are Registered Buildings, and secondary will the extension cause a adverse visual impact to the detriment of the street scene. I have noted that there is a similar design and size of building at the end of James Place (see submitted photograph), this property has not benefited from any Planning Approval. My thoughts are that the proposal would improve the appearance of the previous approved flat roofed double garage due to the more traditional appearance and would consequently be more in keeping from a visual standpoint to the surrounding properties. However the first floor extension to provide office space causes me some concern particularly due to the close relationship with 12 Victoria Terrace. The extension is 2.6 metres from the front elevation of the dwelling and I am concerned that the erection of a first floor extension above the approved single storey flat roofed garage, which projects forward 1 metre past Nr 12's side elevation only a few metres away. The existing relationship between the two properties is poor and I believe that the closeness and positioning would give the potential of causing an overbearing impact onto the dwelling especially when looking out from any of the ground floor or first floor windows on the front elevation of the dwelling, and therefore would cause an adverse impact to the detriment of residential amenity of 12 Victoria Terrace. The Department of Transports Highway Department have made some valid points as have a number of the neighbours which objected, concerning the increase need of parking provisions. Whilst the applicant has commented on these objections by stating the existing office is to be converted to the staff room and that this new office would be the only office, I still have concerns that the proposal will increase the floor area of the property which will lead to an increase in activities and will cause additional traffic and increase parking to the detriment of the residential amenity to the residents of Victoria Terrace. For these reasons the proposals would seem inappropriate in this location and therefore my recommendation is for a refusal. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- - The Douglas Corporation - The Department of Transport Highways Division - The Isle of Man Fire and Rescue Service - 9 Victoria Terrace - Mr C R Cannell and Mrs B J Cannell MHK - 18 Victoria Terrace - Mr & Mrs McKenna - 20 Victoria Terrace - Mr & Mrs Burrows - 21 Victoria Terrace - Sheelagh Fagan ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 19.05.2006 ## 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 R 1. The proposed first floor extension would, by virtue of its proximity, height, and length, would have an adverse overbearing impact on the adjoining dwelling 12 Victoria Terrace. R 2. The proposed first floor extension will increase the floor area of the property and will lead to an increase in activities and will cause additional traffic and increase parking to the detriment of the residential amenity to the residents of Victoria Terrace. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Refused Date: 25/5/06 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *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/80013-braddan-21-victoria-terrace-garage-office-extension/documents/1462137*