Erection of a detached garage and driveway extension
Site Address:
1 Snaefell View Jurby Isle Of Man IM7 3BF
Case Officer:
Miss Melissa McKnight
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of No. 1 Snaefell View, a two storey semi detached dwelling sited on a corner plot on the eastern side of Snaefell View and northern side of the A14 Ballamenagh Road, Jurby. The application property adjoins No. 2 Snaefell View to the north east.
The existing dwelling is finished in half brick work and half render and has a pitched roof finished in tiles with a central chimney stack at the junction with No. 2 Snaefell View. To the front of the dwelling is an open lawned area with an enclosed garden area to the rear bounded by timber fencing to the highway and adjoin property and gorse vegetation to the rear adjoining field.
The surrounding area is characterised residential properties of a similar design, form and appearance with a number of properties of The Threshold of a bungalow form.
The Proposal
The planning application seeks approval for the erection of a detached garage with an attic store over in the rear garden of No. 1 Snaefell View.
The proposed detached garage would measure 7.4 metres in length, 6 metres wide and have a maximum height of 4.8 metres.
The proposed detached garage is to have two roof lights installed on the south western roof pitch measuring metres. Also on the southern elevation would be a brown UPVC framed window, as there would be on the south east elevation, one brown PVC door and a garage door measuring metres. The proposed detached garage would be finished in all materials to match that of the main dwellinghouse.
Planning History
The application site has been the subject of one current planning application and four previous planning applications, two of which are considered specifically material the assessment of this planning application:
PA 13/00020/C: Change of use from existing community resource centre to residential. This previous planning application is currently under consideration.
PA 12/01434/B: Erection of a detached garage and driveway extension. Under this planning application, the proposed garage measured 8 metres in length, 6 metres wide and had a maximum proposed height of 5.1 metres. This previous planning application was refused on the grounds that the proposed detached garage was not deemed to respect the site or surrounding area by reason of its scale, size, form and design and would appear as an overbearing and prominent structure, adversely impacting upon the residential amenity of No. 2 Snaefell View contrary to General Policy 2 (b, c, and g) of the Isle of Man Strategic Plan 2007.
PA 95/01591/C: Change of use from residential accommodation to community resource centre, 1, Snaefell View, Jurby. This previous planning application was permitted.
Planning Policy
In terms of local plan policy, the application site is within an area designated as Predominantly Residential use under the 1982 Isle of Man Development Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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:
(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; (1) 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."
Representations
The Department of Infrastructure Highways Division have no objections to the current planning application.
A representation has been received from the occupier/owner of No. 2 Snaefell View objecting to the planning application on the grounds of the size of the proposed development, that the proposed development would cause coldness and dampness to the garden of No. 2 Snaefell View and due to the impact upon their privacy. In addition concerns were raised regarded the view from No. 2 Snaefell View towards Snaefell, Ballaugh Plantation and Jurby Airfield.
Assessment
Given the nature and level of development proposed it is imperative that the new proposed garage and driveway extension addresses the reasons for refusal under PA 12/01434/B and does not have an adverse impact on the residential amenity of the local residents of No. 2 Snaefell View and the amenity of the immediate locality.
Impact On Residential Amenity
The proposed garage would be erected 0.2 metres from the timber fence boundary of No. 2 Snaefell View and would protrude just less than 3.8 metres above the boundary. The eaves height of the proposed garage is below the permitted development height of 2.9 metres by just less than 0.1 metres. The previous planning application proposed a garage with a height of 5.1 metres, this scheme the proposed garage has been reduced in height by 0.3 metres with the roof pitch reduced from 42 degrees to 37 degrees.
The existing boundary treatment is not at a substantial level to screen the proposed detached garage to a level that is considered acceptable. It is unfortunate the absence of significant boundary treatments and it is inevitable that anything substantially above the height of the fence boundary would appear as overbearing. It is therefore imperative to find a balance between what size of development would be acceptable and at the same time not impact upon residential amenity.
There has been a similar form of development in the rear garden of No. 4 Snaefell View that measures just less than 6 metres wide and has a length of 7 metres. The height of that building is unknown, but photographs show that the roof and approximately 1 to 2 metres of the building is visible above the timber fence boundary. Historical photographs of the site show that the building was erected before 2001 but no planning application can be found for this structure.
The proposed garage within this scheme measures 7.4 metres by 6 m and 4.8 metres in height, reduced in order to overcome the reasons for refusal of PA 1201434/B. The rear gardens of this section of Snaefell View increase in length given the diagonal boundary to the adjoining field. Therefore from No. 2 Snaefell View each garden is larger than the rear garden of the application site with No. 4 Snaefell View having the larger garden of this section of four properties.
Given the siting of the proposed detached garage and distance from the neighbouring property and reduced size of the development, it is considered that the proposed development would not have an impact on the neighbouring dwelling of a scale to warrant a reason for refusal.
The proposed intended use is for the collection bikes and parts and it is unlikely that this garage will be used for cars as the access and driveway are not at sufficient dimensions to allow easy vehicular movements. Although the applicants proposed to use the building as a garage, it cannot be guaranteed in the future that the proposed detached garage would not become a separate living unit, however this would require a planning application and a
condition can be placed on the report should it be permitted that restricts the use of the building.
From ones perspective the proposed detached garage may appear tantamount to a bungalow in a back garden. However, given that the applicant has stated that the new building will be used for the storage of motorcycles, the planning application cannot simply be refused for the sole reason of what the building would appear as for example a detached single storey dwelling. It is within a limited residential curtilage and served by a single access so would not appear to be suitable for use as a self contained dwelling. Should the application be permitted, a condition will be added to ensure that the proposed detached garage remains ancillary to the main dwellinghouse and is used for purposes incidental to the main use of the main dwellinghouse as a single dwelling.
In addition, the proposed garage would be subject to a planning application if the building was to be used as additional separate living accommodation and the Town and Country Planning (Permitted Development) Order 2012 would not allow the replacement of the garage door as this only covers the replacing of garage doors that are attached to the main dwellinghouse.
Whilst the proposed garage would be erected in the rear garden of the application site it is considered that whilst taking up some rear amenity space, there proposed development does not take up so much amenity space as to warrant refusal and the application site is still left with rear garden space and therefore the proposal is not considered to compromise private amenity space.
A representation was received from the owner/occupier of No. 2 Snaefell View. One concern was raised with reference to loss of light gained into the garden and rooms of the main dwellinghouse. The proposed garage would be sited 12 metres south east of the main dwellinghouse which is considered a sufficient distance so as not to impose a high degree of loss of light. With regards to the garden, the proposed garage would cause shadowing within No. 2 Snaefell View garden however, would not completely block out all instances of sunshine and with the primarily affected area being the bottom eastern section of the rear garden of the neighbouring property. There would be no impact upon the privacy of the amenities of No. 2 Snaefell View given that there are no windows proposed in the rear elevation of the proposed detached garage and in addition the fence is approximately 1.1 metres high and therefore some overlooking from the rear garden is inevitable.
Summary
The applicant's agent was asked to reduce the length of the garage to 6 metres from the previous planning application: the reduction in length of 0.6 metres is considered quite acceptable along with the reduction in the roof height of the proposed building.
Overall it is concluded that the planning application accords to the provisions of General Policy 2 and paragraph 8.12 .1 of the Isle of Man Strategic Plan 2007 by reason if its scale, size, form and design.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority, Jurby Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The owner/occupier of 2 Snaefell View, immediate neighbour of the application site
Recommendation
Recommended Decision: Permitted Date of Recommendation: 18.03.2013 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 approval for the erection of a detached garage and driveway extension relates to DRG No 0/2233/1 (A) date stamped 14th February 2013.
C 3. The proposed detached garage may be used only in association with the main dwellinghouse 'No. 1 Snaefell View' and for purposes incidental to the main use of the main dwellinghouse as a single dwelling.
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 : 20.3.13
Determining officer (delete as appropriate) Signed : Signed : 20 March 2013 13/00190/B Page 5 of 6
Anthony Holmes Senior Planning Officer
Sarah Corlett Senior Planning Officer
Signed: ______________________________
Michael Gallagher Director of Planning and Building Control
Signed: ______________________________
Jennifer Chance Development Control Manager
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