Officer Report

Application No.: 17/00723/B Applicant: Mr David Richards Proposal: Erection of attached single garage Site Address: 1 Chapel Close Ballaugh Isle Of Man IM7 5EL Case Officer : Mr Jason Singleton Site Visit: 31.07.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.09.2017 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The parking space as shown on the approved plan shall remain solely for the purposes of off street parking provision and remain free from obstruction at all times unless otherwise approved by the Department. Reason: In the interest of highway safety.

Plans/Drawings/Information; This approval relates to drawings referenced; 872.01A date stamped 14th September 2017. _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report APPLICATION SITE

1.1 The application site is the residential curtilage of 1 Chapel Close, Ballaugh. The property is a detached bungalow on the northern side of the estate road which serves three bungalows and garaging. Neighbouring the property to the east is No.2 a detached bungalow and to the west is the rear gable elevation of the Methodist Chapel which is accessed from Station Road. THE PROPOSAL - 2.1 Proposed is the erection of flat roof garage attached to the west gable (side) elevation. The garage would run the depth of the property measuring 7.4m long and would be 3.0m wide with a finished roof height of 2.5m. The parking PLANNING HISTORY - 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is located within an area designated as being predominantly residential under the Isle of Man Development Plan 1982.

4.2 The Isle of Man Strategic Plan 2016 contains two policies which 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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan states: 'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.

REPRESENTATIONS

5.1 Ballaugh Parish Commissioners have no objection (14/08/17)

5.2 Highway Services do not object (25/09/17) on the amended scheme subject to the following condition being added;

The parking space as shown on the approved plan shall remain solely for the purposes of off street parking provision and remain free from obstruction at all times unless otherwise approved by the Department.

Reason: In the interest of highway safety. ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.

6.2 The proposed works are to the side of the property and not readily visible from the main street scene of Station Road and the scale of the proposals would not be considered to have a detrimental impact on the existing property. The forward most part of the garage is set

back from the building line of the property and still leaves parking for two cars to the front on the driveway.

6.3 The proposed extension is considered that it would respect the main dwellinghouse in terms of the siting, layout and scale. The design and form of the extension would be finished to match the existing dwelling in terms of appearance, character and the materials used would complement the dwelling house. CONCLUSION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON 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. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 26.09.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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