Officer Report and Recommendation

Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The site is the residential curtilage of an existing dwelling situated on the southern side of the A1 TT course at Greeba, to the east of Greeba Bridge.
2. The existing dwelling is a traditional cottage which fronts directly onto the road. There is a vehicular access to the north west of the cottage which leads to a hard surfaced area which provides parking for a vehicle. There is no vehicular turning. The access provides visibility which is impaired by a telegraph pole on one side and the lower branches and foliage of a tree to the north west. Both sides are bounded by low stone walls over which motorists can obtain visibility of approaching vehicles.

The Proposal

1. Proposed is the creation of a parking and turning area in the space to the north west of the cottage, and the erection of a garage. The access will be moved to the north west and the trees which currently obscure visibility will be removed. The existing access will be closed off. The access to continue into the garden with two parking spaces and a turning facility.
2. The garage will be 6.7m by 6.5m with a stone front and a workshop at the rear which measures 3.8m by 4.5m. The building is truly single storey with a highest ridge of 4.8m.

Planning Policy And Status

1. The site lies within an area of Woodland within a wider area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982.
2. As such, there is a general presumption against development as set out in Strategic Plan Environment Policies 1 and 2. However, there is a general presumption in favour of appropriately scaled domestic structures such as garaging and sheds, and provision is made within the Town and Country Planning (Permitted Development) Order 2005 for such items. In this case the proposed garage is larger and slightly taller than that permitted under the Order.
3. There is a policy presumption as set out in General Policy 2h and i that accesses should be safe and convenient for all road users.

Planning History

Application No.:	12/00215/B
Applicant:	Mr Steven Leatherley Allan & Mrs Maureen Allan
Proposal:	Erection of a detached garage/workshop building and alterations to vehicular access onto highway
Site Address:	Meadowside Cottage
Main Road
Greeba
Isle Of Man
IM4 2DU

1. Planning permission has been granted for alterations and extensions to the dwelling under PAs 11/0206, 93/1128 and 93/0262. Permission was refused for the principle of the erection of five dwellings alongside the site under PA 90/0385.

Representations

1. German Parish Commissioners and Highways and Traffic Division indicate that they do not object to the application.

Assessment

1. The proposed alterations to the access will result in a change in the character of the roadside and will result in the loss of three trees. However, the A1 is one of the busiest principal traffic routes on the Island and it is essential that accesses onto this road are provided with safe and acceptable accesses. A completely new access has been created in association with Cronk Dhoo Farm opposite (PA 93/1400) and serving Cronk Breck Farm to the east (PA 11/1003).

1. A new row of trees is to be introduced 8m into the garden parallel with the roadside boundary (rowan, beech, hawthorn and birch) to compensate for the trees to be lost.

1. The proposed parking and turning will create a greater area of hard standing but with significant benefits to road safety - creating a situation where vehicles can be driven and out in a forward gear. Also, the visual impact of this additional hard standing is limited to those passing the site from west to east: those travelling from east to west will largely have their view obscured by the cottage.

1. The proposed garage is reasonable in size and location and will be finished in stone on the front to complement the cottage.

1. As such it is considered that there are considerable benefits from the proposed works and there would be an insufficient impact to warrant refusal. As such the application is recommended for approval,

Party Status

1. The local authority, German Parish Commissioners are, 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.03.2012

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 garage and workshop and creation of parking and turning and alterations to the access, all as shown in drawings 1, 2, 3 and 4 all received on 13th February, 2012.

C 3. No works may commence on the proposed garage and workshop until such times as the access has been altered in accordance with the approved plans, and the visibility splays as shown in these plans have been provided.

C 4. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

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 : 16/3/12

Determining officer (delete as appropriate)

Signed : A. Mann Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager