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The application site represents the curtilage of the detached property "The Gatehouse" situated on the western side of the Ballaleigh Road, Kirk Michael. The dwelling is located so that its front elevation is adjacent to the roadside. At present the property has an integral double garage and is relatively modern in design.
The application site is located within an area identified as being High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
Housing Policy 16, which states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
Transport Policy 7, which states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
The following previous planning applications are considered relevant in the assessment and determination of this application:
Planning application 86/00780/B sought approval for alterations and extensions to provide additional living accommodation and garage. This was refused.
Planning application 87/00520/B sought approval for alterations and extensions to form additional living accommodation and a garage. This was permitted.
Michael Commissioners indicate no objection to this application. The Department of Transport Highways Division objects to this application. Their reasons for objecting state that the extension will not offer turning facilities within the curtilage of the property.
The Isle of Man Fire and Rescue Service has commented on the fire safety of the proposed internal layout which is not a material planning consideration.
We have received no privately written representations in relation to this planning application.
This application seeks approval for alterations, extensions and the conversion of the existing garage to provide additional living accommodation. The proposed extensions would consist of continuing the existing lean-to porch across the front elevation and the erection of a conservatory to the north elevation. The existing boundary wall to the side of the property would be replaced to provide a revised lay-by parking layout.
The proposed alteration and extensions are considered to be acceptable in terms of design and scale and would be generally in-keeping with the property and would generally be in accordance with Housing Policy 16.
However the projection of the front ground floor elevation, specifically the existing front wall where the garage door is situated, combined with the conversion of the garage would encroach into the existing parking and turning area resulting in inadequate space for a vehicular turning area within the curtilage of the dwelling. This issue has resulted in a sustained objection from the Department of Transport Highways Division.
It is considered that the application should be refused without prejudice to a subsequent application that adequately resolves this issue.
It is recommended that the application be refused. PARTY STATUS
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Michael Commissioners. The Department of Transport Highways Division objects to this application. Accordingly the following parties are not granted Interested Party Status: The Isle of Man Fire and Rescue Service.
Recommended Decision: Refused
Date of Recommendation: 28.05.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1 . The proposed development would remove the current turning area afforded by the garage resulting in vehicles having to turn on the public highway or using private property to undertake this manoeuvre.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date :
Signed : Mrs F Mullen Senior Planning Officer
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