Erection of an extension over existing detached garage
Site Address:
26 Kerrocruin Kirk Michael Isle Of Man IM6 1AG
Case Officer:
Miss Laura Davy
Photo Taken:
04.05.2012
Site Visit:
04.05.2012
Expected Decision Level:
Officer Delegation
Introduction
This application seeks permission for the erection of an extension above a garage to provide gymnasium accommodation at a property in a residential area. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of 26 Kerrocruin, Kirk Michael which is a two storey detached property situated to the eastern side of the highway. There is a single storey detached garage to the side of the property but behind the rear building line, the existing driveway runs down the side of the property.
The rest of the estate is made up of predominantly single storey bungalows. The property next to the application site is a single storey bungalow which has recently had planning permission for a two storey extension to the rear. The extension of this property is in line with the rear of the garage on the application site.
The Proposal
The application seeks approval for the erection of an extension above the garage to provide gymnasium accommodation with an external staircase to the side and rear of the building. The first floor entrance would be at the rear of the garage and a window would be installed at first floor level.
The extension would be finished to match the existing garage.
Planning History
The previous planning applications are not considered specifically material in the assessment of the current application.
Development Plan Policies
The application site is in an area zoned as "Predominantly Residential" identified on the Kirk Michael Local Plan 1994. It is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).
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.
Paragraph 8.12.1
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.
Consultations
Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
Michael Commissioners have no objections.
Isle of Man Water and Sewerage Authority have expressed an interest.
Assessment
The proposed extension would be above the detached garage situated to the side of the dwelling; this would provide ancillary accommodation in the form of a gymnasium.
The main dwelling is two storey in height, the proposed extension above the garage would be lower than the height of the dwelling.
Given that the majority of the neighbouring properties are single storey detached bungalows, the proposed garage extension could look quite unusual against the single storey properties.
In this instance given that the adjacent property has had a recent planning approval for the erection of a two storey extension it is considered that the proposed extension would not appear overly dominant in the street scene and would be in keeping with the existing dwelling and the adjacent property in terms of scale and proportion.
The neighbouring property's extension projects towards the rear and the rear elevation is in line with the rear elevation of the garage on the application site. Given that the extension projects this far towards the rear it would screen most of the garage when viewed from this neighbouring property.
There would be a window in the ground floor side elevation of the neighbouring property, it is considered that the proposed extension would not result in undue overlooking neither would it appear unduly overbearing.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Michael 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.
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.
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: 15.10.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 an extension over the existing detached garage as shown in drawings SM08/170/1/B received 17th September 2012.
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 : 17/10/12
Determining officer (delete as appropriate)
Signed : C. Munn 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
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