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The site is the residential curtilage of an existing dwelling situated on the north western side of Scarlett Road. The plot backs onto the Knock Rushen housing development site. The property is a detached dormer bungalow with a flat roofed dormer on the front pitch and a flat roofed garage attached to the left hand side of the property. In front of the garage there is space for two vehicles to be parked one behind the other.
The site lies within an area designated on the Castletown Local Plan of 1991 and the draft Southern Area Plan which was published on 23rd October, 2009 as Residential.
Proposed now is the conversion of the flat roofed garage to living accommodation (store room) and the erection of a new flat roofed garage at the rear of the site. There will be 2.5m between the side of the existing garage and the boundary, leaving just enough space for a vehicle to pass and gain access to the garage although the vehicle would have to be reversed in or out from Scarlett Road. The new garage will have a footprint of between 5m and 5.5m by 4m width and will be 2.6m high.
The walling will be render to match the finish on the existing dwelling and the garage door from the existing garage will be re-used.
The Strategic Plan policy relevant in this case 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; 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."
In this case, parts b and c relating to visual impact and h and i which deal with highway safety are relevant.
Planning permission was sought and granted for the erection of a garden store and extensions and alterations to the main dwelling under PA 09/0925. The alterations to the property included the installation of a new pitched roofed dormer on the rear elevation and the erection of a garden store on the opposite side of the rear garden to where the new garage is now proposed.
Castletown Commissioners and Highways and Traffic Division indicate that they do not oppose the application.
The Isle of Man Water and Sewerage Authority request that no surface water is discharged to the main foul sewer. The application indicates that the surface water will be discharged to soakaways and as such this condition is not required.
The new garage will be some distance from the highway which is a cul de sac and the proposed garage is a low profile structure with a flat roof which will limit its impact as viewed from within Knock Rushen. The conversion of the garage will leave the property still with two parking spaces and there will be more if the proposed garage and extended driveway are constructed. The Strategic Plan requires there to be two parking spaces, one of which is behind the building line, which is provided for in this case as the existing garage is set so far back from the frontage.
As such, the proposal is considered to be 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.
Recommendation Recommended Decision: Permitted Date of Recommendation: 30.12.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the alterations and erection of garage and associated driveway all as shown in drawing reference C/3077/1 received on 25th November, 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : .................................. Signed : .................................... Senior Planning Officer
30 December 2010 10/01741/B Page 3 of 3
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