**Document:** DEC Officers Report **Application:** 14/00961/B — Erection of a detached timber garage to replace existing (retrospective) **Decision:** Permitted **Decision Date:** 2014-09-18 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5268-kirk-michael-dhoon-beg-replacement-garage/documents/913327 --- # DEC Officers Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Application Site 1.1 The application site is the residential curtilage of Dhoon Beg, a two storey end terraced Manx cottage located on the south eastern side of the A3 Main Road in Kirk Michael. The application site also lies within the Kirk Michael Conservation Area and is located 15 metres north east of Registered Building No. 245, Greystones Cottage. 1.2 Dhoon Beg is finished in a painted pebbledash render and has a pitched roof which is finished with asbestos slate tiles which have been laid diagonally. The Cottage adjoins the application site on the north east elevation. ### 2.0 The Proposal 2.1 This retrospective planning application seeks approval for the erection of a detached timber garage that replaces an existing garage that was rendered and comprised a metal corrugated roof. 2.2 The timber garage has a length of 5.28 metres, width of 2.86 metres and height of 2.17 metres. ### 3.0 Planning History 3.1 Previously, planning permission was granted in 2014 for the installation of replacement roof tiles to the dwelling under PA 14/00317/B ### 4.0 Planning Policy 4.1 The application site lies within an area zoned as Residential/Retail under the Kirk Michael Local Plan 1994 4.2. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application: General Policy 2 states: "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; - (l) 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." Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." ### 5.0 Representations 5.1 Michael Commissioners have no objection to the current planning application. 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application. ### 6.0 Assessment 6.1 Given the level and nature of development and the location of the application site, it is imperative to consider the impact of the development upon the visual amenity of the area, character and quality of Kirk Michael Conservation Area and the impact upon the setting of Greystone's Cottage. 6.2 The timber garage has been erected to the side of the main dwellinghouse and replaces a garage which was rendered. The garage that has been replaced was also smaller in size and height compared with the timber garage that has been erected. 6.3 The garage is set back almost 8 metres from the highway and as one was travelling through Kirk Michael, the timber garage would not be in direct view. The garage would however be more noticeable as one travels north east out of Kirk Michael towards Ballaugh. It is unlikely that the garage would be readily visible as one was travelling into Kirk Michael unless they were stopped directly opposite the application site. Equally, the garage would be visible to those that would be walking or cycling or travelling past the application site at a slower speed than a motor vehicle. 6.4 Whilst the garage would only be visible in the street scene from certain vantage points and to a handful of users of the area it is considered that if the timber garage was painted a dark brown colour it would soften the appearance of the building. The use of a dark brown colour would also be sympathetic the back drop of the trees to the rear of the site and would also match the existing fence to the front of the garage and the windows of the main dwelling. As such, if planning permission is granted, a condition ensuring the painting of the timber garage a dark brown colour which should be retained thereafter would be added to the approval granted. 6.5 Once painted, it is considered that the timber garage would have a similar impact as the existing building. It is judged that the construction materials used are considered appropriate and, while the size is larger than the building replaced, it is not judged that this extra mass would in itself reduce the visual quality of the area by an undue degree. 6.6 The Conservation Officer has viewed the plans and is content with the development. 7.0 RECOMMENDATION 7.1 It is recommended that the planning application be permitted. 8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 16.09.2014 ### 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 C 1. The timber garage must be painted a dark brown colour within 2 months of the date of the decision notice and be retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area in general. This approval relates to Location Plan, Site Plan and 2 x A4 Photographs showing the erected timber garage. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 17/9/14 ### Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sennifer Chance Head of Development Management --- *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/5268-kirk-michael-dhoon-beg-replacement-garage/documents/913327*