Officer Report

Application No.: 14/01249/B Applicant: Mr Robert Barden & Mrs Ann Hamilton Proposal: Alterations and erection of extension to existing detached garage Site Address: West Hill Farm Jurby Road Lezayre Ramsey Isle Of Man IM7 2EA Case Officer : Miss Laura Davy Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of West Hill Farm, Jurby Road, Ramsey which is to the northern side of the highway. There is a long driveway from the highway to the dwelling; there is a detached double garage to the rear of the dwelling. Given the length of the driveway the dwelling and garage are not visible from the highway.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations and erection of an extension to the existing garage. The extension would be approximately 22sqm and would be erected on the side elevation of the garage. The extension would have a hipped roof which would tie in to the side roof slope of the garage.

3.0 PLANNING HISTORY - 3.1 The existing garage was approved as a replacement under PA 06/00382/B.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area of open space/agricultural identified on The Ramsey Local Plan 1998. While the site is within an area which is not zoned for development it is appropriate to consider the points set out in General Policy 2 of The Isle of Man Strategic Plan (20th June 2007).

5.0 CONSULTATIONS - 5.1 Highway Services, in an email received 21st November 2014, comment on the application. They do not oppose. - 5.2 Lezayre Commissioners, in an email received 10th November 2014, comment on the application. They recommend approval.

6.0 ASSESSMENT - 6.1 The key considerations in the assessment of the application are the principle of the development, the impact of proposal upon the character and appearance of the garage and site in general and the impact upon the landscape in general.

6.2 The site is within an area which is not zoned for development, however it is a residential property and the garage is within the residential curtilage. The existing garage is a double car garage; the proposal would increase it to three. While there are no specific policies for garages in the countryside it is reasonable to expect that a residential property would require a garage and may also want to alter or extend in the future. It is therefore considered that the principle of the garage extension is acceptable. - 6.3 The proposed extension would be a fairly modest addition to the garage and would respect the garage in terms of size, scale and design. It is considered that the proposed extension would not have an unacceptable impact upon the existing garage or the surrounding area in general. The proposed extension would not make the garage any more visible when viewed from the highway. - 6.4 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) The Highways Division of the Department; and
• (e) The local authority, Lezayre Parish Commissioners in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

01.12.2014

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 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.

This approval relates to drawings Location Plan, 1263.1, 1263.2 and 1263.3 date stamped 30th October 2014.

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

Decision Made : Permitted Date : 1/12/14 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management