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Application No.: 15/01088/B Applicant: Mr Paul Carpenter Proposal: Erection of detached garage with attic storage, gable window and roof lights (comprising amendments to PA 15/00147/B) Site Address: Sandygate House Clenagh Road Sandygate Ramsey Isle of Man IM7 3AF Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The site is the curtilage of Sandygate House, Clenagh Road, Sandygate, which was a fairly traditional, two-storey detached property, located on the western side of the Clenagh Road and south of the Sandygate Crossroads but has since been demolished with a view to implementing one of two extant planning approvals to replace it. - 1.2 Also within the application site, which is quite generous, is a two-storey Manx stone barn and the remains of an old pigsty. There are two highway accesses to the site: one to the north and the other to the east. - 1.3 The boundary treatment shared with Sandygate Cottage, which is located to the north of Sandygate House, consists of a 1.5 metre wall with additional fencing above, giving the total height of the boundary as 2 metres. There are also in part a number of hedges of similar and greater height. Along the southern boundary, which is shared with Gollane Cottage, are different heights of hedging ranging from 1.5 metres to approximately 4.0 metres. The western boundary comprises different heights of hedging ranging from 1.5 metres to 6 metres (approximately).
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a detached garage complete with store room above and what appears to be a water closet on the ground floor. There would be two rooflights in each roof pitch and a gable window facing on the highway. The garage, at 50sqm, is larger than is allowed under permitted development rights (36sqm), and would be finished in smooth render, natural slate and roof verges. Windows and doors would be uPVC or powder coated aluminium. The new driveway would be finished with loose gravel with pencil kerbing to the edge. - 2.2 The plans as initially submitted showed no internal staircase or access to the storeroom above the garage and so there could be no certainty with regards the capability of the garage to provide two parking spaces as was previously the case, especially with the proposed WC. The amended plan, which was circulated for information, is clear that an internal staircase would be provided. No other change is shown. The application was re-advertised on receipt of this amended plan.
3.0 PLANNING HISTORY - 3.1 There are two extant approvals for replacement dwellings on the site under PAs 14/01084/B and 15/00147/B. The former of these showed a garage of the exact same size, form, mass and location as that now proposed - but without the storage space, rooflights, gable window or WC now shown. The latter also showed a garage on the proposed site plan but this appears to have been a draughting error as no elevations for the garage were proposed albeit that the case officer made reference to the proposed garage in his report. - 3.2 As such, the application now under consideration essentially reflects an amended design to that previously approved, with the changes proposed comprising the rooflights and gable window.
4.0 THE DEVELOPMENT PLAN - 4.1 The application site is within an area recognised as being an area of 'Woodland' under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 4.2 The general presumption against new development in the countryside has some specific exceptions, outlined in General Policy 3. Residential garages are not one such exception, although it is to be noted that permitted development rights do enable the construction of garages outside of Conservation Areas. With this in mind, and having regard to the nature and scale of the proposal, it is considered that the provisions of General Policy 2 are the most appropriate to reflect upon.
5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services offered no objection to the application on 1st October 2015 and 5th November 2015. - 5.2 The Forester within DEFA initially queried on 7th October 2015 whether or not a tree on the site was indeed proposed for removal (the tree has previously been shown as proposed for removal on a previous application that was approved). He subsequently confirmed on 8th October 2015 that no further information was required. - 5.3 Jurby Parish Commissioners initially objected to the application on 31st October 2015 but, on receipt of the amended plan, altered their position to one of objection on 19th November 2015. They considered that the garage is "becoming more like a dwelling which could easily be converted into living accommodation in an area not zoned for development". - 5.4 The owner / occupier of Gollane Cottage lodged an objection to the application on 16th October 2015, identifying concern with the raising up of the garage and with a resulting overshadowing of the garden along with the loss of trees that would result, and there are so many in Sandygate under threat at the moment. They then made another representation on 10th November 2015, commenting that the application represents an amendment to an amendment and that they hope it will be "adequate to prevent the eventual appearance of a second dwelling and restrict the aforementioned encroachments on our privacy". The concerns raised relate to the size and position of the garage relative to the common boundary between the two properties and the fact that the garage is to be raised to two storeys in height, enabling the occupants to illuminate and survey the rear garden of Gollane Cottage. They also make reference to Sandygate being under "great strain" as a result of the recent approval to re-build Sandygate House. - 5.5 The applicant subsequently wrote to the Department on 13th November 2015 to confirm that there would be no change in height to the garage nor increase its height to two storeys, as is clear from the drawings submitted to the Department.
6.1 The garage proposed is not very different to that for which approval exists. The use of the attic space for storage is, in the absence of a shed and also the removal of permitted development rights allowing sheds to be erected, understandable given the large garden the replacement dwelling would have. Moreover, the installation of a small water closet is unobjectionable in itself; sufficient internal space to park two cars would remain while there would also remain plenty of space outside here on the driveway for further parking. The additional glazing would provide for natural light in the storage space and would not affect neighbouring living conditions to any material degree - certainly not materially more than the existing approval. - 6.2 Concern with regard to the height of the building relative to a previous approval is not understood since it is clear from this and the previous application for the garage that the height, mass and ground levels are identical to those previously approved. While there might be scope for additional overlooking resulting from the rooflights, it is to be remembered that the rooflights look towards the sky and not directly at Gollane Cottage, which is a dwelling with fairly large grounds and open aspects, all of which contribute to give a level of amenity that could not be said to be materially harmed by the proposal, neither in and of itself nor relative to the extant approval on the site. - 6.3 The tree that would be lost to make way for the proposed garage has already (and recently) been assessed as being acceptable to be felled. No objection is therefore raised on this ground. - 6.4 It would be undesirable for the garage to become used for any purposes not incidental to the under-construction Sandygate House, and, although there is no immediate probability of this occurring, in the interest of appropriate control of the application site a condition to this effect is considered appropriate to attach to the decision notice should the application be approved.
7.0 RECOMMENDATION - 7.1 In view of the favourable assessment as outlined above, and relative to the extant approval that remains on the site, it is considered appropriate to recommend the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
8.2 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person:
Recommendation Recommended Decision: Permitted Date of Recommendation: 01.12.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
This approval relates to the Site and Location Plans, date-stamped as having been received 28th September 2015, and the Proposed Garage Plan Elevations + Section drawing, date-stamped as having been received 28th October 2015.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 02.12.2015 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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