Planning Officer Report

Planning Officer Report And Recommendations {{table:13453}}

Officer's Report

Introduction

1. This application seeks permission for the erection of a replacement detached garage and extension of the driveway of modern property in a residential area. The application is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Nirvana, Ramsey Road, Laxey which is a single storey detached bungalow situated to the south eastern side of the highway, the rear of the site abuts the Manx Electric Railway. The site slopes from the northern side towards the south resulting in the rear of the site being at a considerably lower level than that that is adjacent to the highway.

1. The site is accessed from the driveway which slopes downwards and around from the highway, this leads to the detached single garage which is adjacent to the bungalow.

The Proposal

1. The application seeks approval for the demolition of the existing detached garage and the erection of a replacement double garage with an extension to the existing driveway.

1. The replacement garage would measure approximately 5.6m x 5.8m with a window and door in the rear elevation with steps down to the footpath. The garage would be finished to match the existing dwelling.

Planning History

1. There are no previous planning applications for this site.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Laxey and Lonan Area Plan 2005. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. 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; 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.

Consultations

1. Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
2. Laxey Commissioners recommend that the application be approved.
3. The Isle of Man Water and Sewerage Authority have no objections but have commented on the application.

Assessment

1. The proposed replacement garage would be sited approximately 3.5m further back than the existing garage. Given that the replacement garage would be larger than the existing it would be closer to the shared boundary, the garage would be at a distance of approximately 1m.
2. There are a number of trees on the boundary which will provide screening of the proposed garage. There are no windows in the side elevation of the neighbouring property. The neighbouring site is also at a higher level which will result in the proposed garage being at a lower level than the neighbouring property. Given that the application site is at a lower level and there is existing boundary screening it is considered that the proposed garage would not appear unduly overbearing when viewed from the neighbouring property or result in the undue loss of light.
3. There are no windows in the side elevations of the proposed garage, there is one in the rear as well as a door. To the rear of the application site is the Manx Electric Railway. Given that the proposal would not directly overlook the neighbouring property's garden or windows it is considered that the proposed development would not result in the undue loss of privacy.
4. The application site is fairly well screened from the Ramsey Road given that it is set down from the highway and there is a wall on the front boundary. Whilst the proposed development would not be highly visible from the main public thoroughfares, it is considered that what you would see from the highway and the Manx Electric Railway would significantly enhance the character and appearance of the property.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Laxey Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. The Isle of Man Water and Sewerage Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.12.2011

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 development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of a replacement garage and extension of driveway as shown in drawings PD 001, PD 002, PD 003, PD 004, PD 005, PD 006 and PD 007 received 16th November 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 20 December 2011

Determining officer (delete as appropriate)

Signed : _________________________ Signed : _________________________

Anthony Holmes Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Sarah Corlett Senior Planning Officer Signed: _________________________ Jennifer Chance Development Control Manager