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The application site comprises the curtilage of a terraced dwelling that is located on corner of Governors Road and Queens Road in Onchan.
The planning application seeks retrospective planning approval for the erection of a garden shed to the side of the dwelling, on the Queens Road elevation. The shed is not covered by permitted development due to its location adjacent to a highway and its proximity to the application site boundary.
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Onchan District Commissioners recommend that the planning application be approved.
The owners and/or occupants of 2 Queens Road, which directly adjoins the application site, object to the planning application. The grounds for their objection can be summarised as concern that the shed is built right up to the boundary wall, that is does not comply with permitted development, that is causes a loss of light, that it causes a loss of view, that it is visually unattractive and that it is a potential fire hazard.
The application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan 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."
The planning application has been made retrospectively with the garden shed already being in place on the application site. Based on a site visit the structure is considered to be a generally neat and tidy construction that does not adversely affect the appearance of the dwelling contained within the application site. It is understood that it is used in a domestic capacity for the storage of gardening equipment and children’s toys.
In terms of the concerns of the objector they are factually correct in stating that the shed is built right up to the boundary wall. However, it is considered that this is not reason in itself for reason and that it is proper to assess the impact of such siting. Whilst they are also correct that the shed does not meet the requirements of the permitted development order it has to be said that that failure to meet these requirements is the very reason why the planning application has been required and again is not in itself reason for refusal. The shed does not cause undue loss of light to the neighbouring property and the loss of view, if any, is not a material planning consideration so cannot form grounds for refusal. As already stated the shed is not considered to be visually detrimental. Finally, there is no reason why the shed should constitute any greater fire hazard than the existing dwelling and this is not a material planning consideration.
Overall, it is considered that the extent of development proposal is modest and that the impact on public and private amenity is acceptable. As such the development is felt to be in accordance with policy O/RES/P/21 of the Onchan Local Plan.
It is recommended that the planning application be approved.
It is considered that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
Recommended Decision: Permitted
Date of Recommendation: 08.01.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This approval relates to the shed as shown in the location plan, site plan and photographs date stamped the 10th November 2006.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Signed : _________________________ M. I. McCauley Director of Planning and Building Control
Date : 08.01.2007
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