DEC Officer Report

Application No.: 19/00573/B Applicant: Mr & Mrs Mike Divers Proposal: Replacement of a garage door with two windows and creation of a doorway Site Address: Meadow View Andreas Village Isle of Man IM7 4HE Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 26.06.2019 Site Visit: 26.06.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.07.2019 _________________________________________________________________

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.

Plans/Drawings/Information:

This decision relates to the following plans and drawings, date stamped received on 16th May 2019:

• o Drawing No. 01-2019-01 - Existing
• o Drawing No. 01-2019-02 - Planning Drawing
• o Drawing No. 01-2019-04 - Site & Location Plan _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Meadow View, Main Road Andreas which is a substantial two story property with a large driveway and gardens to the front and rear.

• THE PROPOSAL
• 2.1 The current planning application seeks approval to replace the garage door closest to the property with two windows in keeping with the windows on the ground floor of the property. The red brick frontage and the garage door exterior are to stay the same with the void below and between the proposed windows being rendered brickwork to match the existing property PLANNING HISTORY
• 3.1 The previous planning application is not considered to be specifically material in the assessment of the current application. PLANNING POLICY
• 4.1 The site lies within an area zoned as Predominantly Residential on the 1982 Development Plan.

4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 is of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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;
• (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 and
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways".

REPRESENTATIONS

5.1 Highway Services do not oppose the application and have stated the following "Although there is a reduction in garage space, there is adequate car parking space within the site so as not to displace any vehicles on street. (21.06.19)

5.2 Andreas Parish Commissioners have considered the proposal and have no objection (24.06.19).

ASSESSMENT 6.1 The key issues to consider in the assessment of this planning application are the potential impacts upon the visual amenities of the street scene and whether the loss of the garage would have any adverse impact on highway safety as a result of insufficient car parking spaces being available within the site.

6.2 Under the Town and Country Planning, Permitted Development Order 2012 the alteration of a garage door to a window could be done without Planning Approval, the reasoning for this application is that the alteration is for two windows within the garage door aperture.

6.3 The property is set back a fair bit from the main road of Main Road, Andreas and even though you can see the garage from the main thoroughfare the alteration of the garage door into two windows will not have a detrimental impact on visual or other amenity from the streetscene. - 6.4 The windows which are going to replace the garage door are to match the existing on the western elevation. They will be set slightly below the existing windows on the western elevation but this is unavoidable and will not detract from what the application is to achieve.

6.5 With regards to the loss of the possible parking space within the garage, the Manual for Manx Roads states that the size of a single garage should be 6.0 m long x 3.0 m wide and with a minimum door width of 2.4 m. The proposed garage space exceeds this standard and taking into account the amount by which the dwelling is set back from the highway with a driveway to the front garden, there is sufficient space for several cars within the curtilage of the dwelling.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 10.07.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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