**Document:** Officer Planning Report **Application:** 07/01336/B — Erection of a detached garage block **Decision:** Refused **Decision Date:** 2007-08-28 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83532-braddan-modena-house-ballanard-road-garage/documents/1505514 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Application Site And Proposed Development The site comprises the curtilage of a large detached dwelling standing in its own grounds which adjoin the east side of Ballanard Road. Formerly part of the grounds of "Highton", and one of two plots which have been so formed. On the Douglas Local Plan, the site lies within an area zoned for Low Density Housing in Parkland. Such use is the subject of Planning Circular 8/89. The land immediately to the north and south of the site, and the land on the west side of Ballanard Road is all zoned for Predominantly Residential use. The land to the east of "Highton" is zoned as Agricultural Open Space. Ballanard Road is designated as a Principal Traffic Route. The application proposes that there should be erected a three-car garage with workshop / storage in the roof spaces. This would be sited in the north-west corner of the site, approximately 10m from the road and 3m from the northern boundary. The building would be approximately 12.3x6.3 metres, and 6.6 metres high to the ridge. New tree planting is indicated on the northern and north-eastern boundaries. ## Planning Policy Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 Planning Circular 8/89 – Low Density Housing in the Parkland. Whilst the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no other policies within the plan that are specifically material to the assessment of this current planning application. ## Planning History There have been many previous planning applications in respect of the development of this site and the adjoining plot of these, the most pertinent are: 06/1888/B: Erection of a detached garage with workshop/store in roof space – withdrawn 05/136: Erection of guest lodge for use ancillary to main house, plot 2 adjacent to Highton. Refused (After Appeal) 05.01.06 The guest lodge would have been sited in the same general position as the garage now proposed. It would also have been of similar size and form. The reasons for refusal related to: a) the introduction of additional built clutter within part of the site which ought to be given over to open landscaping; and b) loss of privacy, both actual and psychological, in Plot 1. ## Representations The Highway Authority and the Local Authority have not commented on the application. The Fire Service has no objections. The Occupier of Corleaa, Ballanard Road has objected to the application of the following grounds: - The proposed usage is completely inappropriate for this area and the land is not zoned for more buildings. - The building would be too close to the main road. - The land on which construction would occur rises steeply from the main road which would make the building highly visible. (The building level is at least 3 metres higher than the main road which would give an inappropriate height of 9 ½ metres) ## Assessment There is on the site at present, in the same position as the proposed garage, a container which is being used for storage of garden machinery and equipment. The house has an existing 3-car garage. The proposed building has been designed in the same form and style as the house. Accordingly, I judge that the key issues are a) whether there would be any conflict with the policies set out in Planning Circular 8/89; and b) whether there would be any adverse visual impact on either the street scene or on neighbours. Assessment of these issues should be made having regard to the Appeal decision in respect of PA 05/00136. In his report on 05/136, the Inspector concluded that the proposed building “would impinge upon what is now, in the context of high quality low density housing, a site of relatively modest proportions, adding additional clutter within part of the site which ought to be given over to open landscaping. Whilst it is true that, from the main public viewpoint, on Ballanard Road, it is rather well screened, that does not justify a departure from policy.” Since the building now proposed is similarly sited, and of similar size and form, the above conclusions surely apply to it as they did to 05/136. The building would make some visual impact on neighbours and road users, and the character of the site would shift, albeit only subtly, from one of parkland to one of a more built, suburban nature. However, there would not, in my judgement, be any significant impact on privacy or light at neighbouring sites. ### Party Status Having regard to the previous application and to the nature of the concerns raised by this proposal, I recommend that all of those who have submitted written representations should be accorded interested party status except the Isle of Man Fire Service. ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 22.08.2007 ### 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 site is zoned for Low Density Housing in Parkland, and has been developed for high-quality, low-density housing in accordance with that zoning; the development now proposed would impinge upon what is, in this context, a site of relatively modest proportions, adding additional clutter within part of the site which ought to be given over to open landscaping; the development would thus be contrary to the Department’s Policies as set out in Planning Circular 8/89, and would affect adversely the appearance and character of the area. Decision Made : [Handwritten signature] Committee Meeting Date : 24/8/04 22 August 2007 07/01336/B Page 4 of 4 --- *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/83532-braddan-modena-house-ballanard-road-garage/documents/1505514*