Officer Planning Report

Planning Report And Recommendations {{table:489092}} ### Considerations {{table:489090}} ### Written Representations ### Consultations {{table:489091}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the residential curtilage of a detached dwelling that is located on Maple Avenue in Onchan. The proposed development comprises the conversion of an existing attached garage into additional living accommodation. PLANNING HISTORY

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

REPRESENTATIONS

Onchan District Commissioners recommend that the planning application be refused on the basis that it results in loss of parking space behind the building line contrary to the Onchan Local Plan.

The Department of Transport Highways Division do not oppose the planning application on the basis that the application site still retains two on-site car parking spaces.

PLANNING POLICY

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains two policies that are considered specifically material to the assessment of this current planning application:

Policy O/RES/P/20 states:

"Except where required otherwise by the local plan, car parking standards of at least three spaces per dwelling which may include a garage will be applied to all new residential development within the local plan area.

Permission will not generally be forthcoming for extensions or conversions which result in a loss of parking space behind the building line."

Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

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;
• (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 of the Isle of Man Strategic Plan 2007 states "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."

ASSESSMENT

The planning application seeks approval for the conversion of an existing attached garage into additional living accommodation. The existing garage door is proposed to be replaced by a window.

The proposal has little effect on public and private amenity within the surrounding area, and as such accords with policy O/RES/P/21 and General Policy 2. In terms of the objection from Onchan District Commissioners it is considered to be unreasonable to rigidly impose policy O/RES/P/20 as the proposal will retain sufficient space to accommodate at least two on-site car parking spaces. The harm arising from the loss of the garage for parking is not sufficient to justify refusal of the planning application.

It is recommended that the planning application be approved.

PARTY STATUS

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted

20 November 2009 09/01678/B Page 2 of 3

502110670

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 relates to the location plan and drawing no. MA2 date stamped the 15th October 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 20.09 .1609

Signed : Senior Planning Officer