25 April 2025 · Delegated
Hangoside, 1, The Promenade, Castletown, Isle Of Man, IM9 1bj
Permission was granted for the erection of a detached garage and the creation of a new vehicular access at Hangoside, 1 The Promenade, Castletown. The property is a three-storey Victorian-style end-of-terrace building with ornate detailing, a two-storey rear extension, and a pitched tiled roof. At the time of the application, the dwelling had no garage or off-street parking. The planning officer assessed four main issues: whether the development was acceptable in principle, its design and visual impact on the character of the property and area, its effect on neighbouring amenity, and highway safety relating to the new access point. The application was approved with three conditions by the Head of Development Management acting under delegated authority.
The Head of Development Management approved the application on 25 April 2025 under delegated authority. The key planning issues considered were the principle of development, design and visual impact, effect on neighbouring amenity, and highway safety. Three conditions were attached to the permission.
General Policy 2 General Development Considerations
The planning application would not harm the use and enjoyment of neighbouring properties and has been designed to just about comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
General Policy 2: 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 spaces 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 unacceptable 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. 6.3 Development outside of areas zoned for development
Priority for new development to identified towns and villages
The site falls within the existing settlement boundary of Castletown and an area zoned for residential development, and principally would be in accordance with SP2 and STP2.
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Spatial Policy 2 Castletown is defined as a Service Centre
The site falls within the existing settlement boundary of Castletown and an area zoned for residential development, and principally would be in accordance with SP2 and STP2.
To respect the character of our towns and villages
these aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2021.
Environment Policy 42 Designed to respect the character and identity of the locality
these aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2021.
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Highway Safety
the proposal would comply with GP 2 (h&I) and TP 4 and 7 of the Strategic Plan.
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Parking Provisions
the proposal would comply with GP 2 (h&I) and TP 4 and 7 of the Strategic Plan.
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Condition 3
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) associated with Hangoside, 1 The Promenade and shall be retained available for such use.
