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Application No.: 10/01718/B Applicant: Mr R Hennighan Proposal: Extension to existing garage Site Address: Scarlett Road Castletown Isle Of Man IM9 1NS ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Drainage Division (Mr J Kneen) Notes: No objection Consultee : Castletown Commissioners Notes: Approve Consultee : Highways Division Notes: do not oppose has no adverse traffic management, parking or road safety implications
The site is the curtilage of an existing dwelling situated on the southern side of Scarlett Road. The property is the last dwelling before a small lane which marks the start of the Knock Rushen housing development of 41 dwellings which is under construction. The application property is a modern bungalow with flat roofed front dormer and concrete tiled roof with some split slate finished walling and a flat roofed garage set back from the front of the house by 5.5 m . In front of this is a large parking apron which extends in front of the dwelling to provide parking for around ten vehicles.
Proposed is the forward extension of the garage, effectively doubling the area of the garage with a lantern light above the new area. The garage will now come almost as far forward as the existing dwelling, still retaining parking space for eight vehicles. The garage extension is to be finished in render and the existing garage door is to be re-used.
There are no previous planning applications for this site which are relevant in the consideration of this application.
The Strategic Plan policy which is relevant in the consideration of this development is General Policy 2 which 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 space 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 adverse 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; I) 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."
The Isle of Man Water and Sewerage Authority indicate that no surface water should be discharged to the main foul sewer. The application states that surface water will be discharged to the existing sea drain which is not the main foul sewer and as such no condition is required.
Castletown Commissioners and the Highways Authority indicate that they do not oppose the application.
The proposal has a limited visual impact as from the front the appearance of the property changes very little. There is still plenty of space available for parking and manouevring and as such it is considered that the proposal is acceptable.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Isle of Man Water and Sewerage Authority is a statutory authority and as such should be afforded party status in this instance.
The Department of Transport Highways and Traffic 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: 30.12.2010
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 permission relates to the extension of the garage as shown in drawings C010, C050 and C070 all received on 22nd November, 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 10/01/11
Signed : Senior Planning Officer
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