Loading document...
The application site represents the curtilage of Braddan Bridge House, Peel Road, Braddan.
The property is owned by the Joey Dunlop Foundation, a charity who provides accessible accommodation for disabled visitors to the Island. Braddan Bridge House was formerly a dwelling and it was converted into three self contained holiday apartments, with the formal opening ceremony taking place in June 2010.
The site includes the main building containing 3 apartments and a detached garage. The detached garage measures approximately 12 metres long by 4.2 metres wide. There is a store room and w.c. in the rear of the garage and a garage space in the front. The site also includes the land surrounding the buildings, with a paved area which has space to park 8 cars.
Proposed is the replacement of the garage door with a glazed unit and access door.
The application form states that the existing garage has become redundant and the Foundation wishes to use the space as a management office related to the apartments. The existing store and w.c. at the rear of the garage would be retained. The garage space at in the front section would be used as the management office.
The following previous planning applications are considered relevant in the assessment and determination of this application;
01/02581/B – Permitted 23.05.02 Erection of double garage Condition 2 The building may be used only for the storage of private motor vehicles and domestic equipment associated with the main dwelling.
09/00802/B – Permitted 21.07.09 Conversion of dwelling to provide three self contained apartments for temporary holiday accommodation.
The application site is located within an area designated as Wood in the Braddan Parish District Local Plan 1991, Plan No. 2 (Central). The site is not located within a Conservation Area.
Due to the land use zoning of the site and the nature of the proposal, the relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 3.
Appendix 7 of the Isle of Man Strategic Plan 2007 contains the following parking standards (see section A.7.6); Out of town offices: "1 space for every 15 square metres of nett floor space." Apartments: "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms."
The Department of Infrastructure Highways Division do not object to this application.
Braddan Parish Commissioners have not commented on this application.
No written responses have been received from the general public.
The principal issues in assessing this application are the impact on the surrounding area and highway matters.
Impact on the surrounding area; The garage was given planning approval under PA 01/02581/B and conditioned so that it could only be used for the storage of private motor vehicles and domestic equipment associated with the main dwelling. However, since that time, the main dwelling has been converted into 3 units for holiday accommodation. The garage is currently redundant.
The use of the garage as an office would be connected to the adjacent apartments. The proposed changes would be relatively minimal and in keeping with the site. It is therefore considered that there would be no adverse impacts on the character of the area or any neighbouring properties.
Highway matters; The parking standards in Appendix 7 of the Isle of Man Strategic Plan 2007 require 1 space for each 1 bedroom apartment, 2 spaces for each 2 or more bedroom apartments and 1 space for every 15 square metres of office space.
From viewing the plans for the holiday apartments (PA 09/00802/B), there is a 1 bedroom apartment, a 2 bedroom apartment and a 3 bedroom apartment. The size of the office space created within the garage would be approximately 21 square metres. I therefore calculate that a total of 7 parking spaces would be needed for the site, with 5 being for the apartments and 2 for the office.
There is a large area of hardstanding which surrounds the building and drawing number JD/36/10 shows that there is sufficient space for 8 parking spaces measuring 2.5 by 5.5 metres, with additional room to spare. It is therefore considered that there is sufficient parking space on the site for the proposal to be acceptable.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways 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.
Recommended Decision: Permitted
Date of Recommendation: 25.03.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the replacement of an existing garage door with a glazed unit and access door; as shown in drawing numbers JD/36/2 and JD/36/6, date stamped 7 February 2011, in addition to drawing number JD/36/10, date stamped 22 February 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted
Date : 44
Signed: Mance Senior Planning Officer
25 March 2011
Signed: Mance Senior Planning Officer
25 March 2011
Copyright in submitted documents remains with their authors. Request removal
View as Markdown