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Application No.: 24/91380/B Applicant: Mrs Loni Evans Proposal: Erection of a detached garage and creation of new vehicular access Site Address: Hangoside 1 The Promenade Castletown Isle Of Man IM9 1BJ Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.04.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
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.
Plans/Drawings/Information; This decision relates to drawings and supporting information dates as received on 19th December 2024 _________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DoI - No objection Local Authority - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the residential curtilage of 'Hangoside', No.1 The Promenade, Castletown. The property sits to the North of the highway and is characterised as three story Victorian styled end of terrace property with gable fronting bay across all floors and extends to the rear with equally ornate detailing with a two storey rear extension and a pitched tiled roof. - 1.2 The dwelling does not have any garage or parking associated with it.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a detached garage (measuring 6m x 6.4m) for the parking of two vehicles to the rear of the dwelling house and the creation of vehicular access to a public highway. - 2.2 The materials for the finishes are the same as the main house with painted render for the walls and natural or imitation slate for the roof. The agent notes; "Creating parking spaces on site will alleviate congestion on the street and provide a safe area for cars from the harsh weather conditions. Materials used will mirror the neighbours garage and blend in with the house."
3.1 In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Area Plan for the South Map 5 Castletown. - 3.2 The site is not within a conservation area. There are no registered trees within the site that are of concern. - 3.3 The site is shown flood maps show a minor risk of surface flooding but only affecting a small part of the rear garden and not the property.
3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
4.1 The application site has not been subject to any pervious planning applications. 5.0 REPRESENTATIONS
5.1 Castletown Commissioners - no objection (15/04/25)
5.2 Highways Services commented (25/11/24) with no objection; Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the garage would not increase road safety risks with the adjacent access lane as the existing rear boundary has a high wall which will be retained. A S109 highway agreement will be required for the dropped kerb footway and removing grass for vehicular access to the garage - please note that the dropped kerb would only be constructed on the straight section of footway in front of the garage so that pedestrian footway layout, drainage, manholes and utilities are not negatively impacted. - 5.3 Highways Drainage commented (28/03/25) with no objection; "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: Applicant should be aware of and demonstrate compliance with the clause above".
6.1 The main issues to consider in the assessment of this planning application are as follows:
6.2 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. In terms of large rear extensions that incorporate flat roof designs that benefit from approvals are noted earlier on in this report and there is a general presumption in favour of extensions to existing properties (para 8.12.1 of the Strategic Plan) and provided such development would not have an adverse impact on either adjacent properties or the surrounding area, as assessed below. DESIGN AND VISUAL IMPACT - 6.3 The principle of a erecting a detached garage to the rear of the dwellinghouse at single storey level and of a size that is marginally larger than would be ordinarily allowed for under permitted development would be an acceptable form of development within the defined residential curtilage for providing garaging for vehicles and domestic paraphernalia. - 6.4 The design of the garage in terms of size and height and the general appearance is considered proportionate to the rear elevation and designed to serve that specific purpose for garaging. When finished in painted render and a pitched tiled roof to match the dwellinghouse would be considered complementary and helps to ensure the built form is in keeping with the character and appearance of the dwellinghouse. - 6.5 The proposed garage would be only partially visible from the highway to the south and any views of the garage would be read within the wider context of the surrounding dwelling houses and the surrounding residential street scene here and it would not be considered to have any detrimental visual impact upon the character of the area. - 6.6 Overall, 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. NEIGHBOURING AMENITY - 6.7 When considering whether there would be any adverse impact upon (loss of light, overbearing impact upon outlooks and/or overlooking) any of the neighbouring properties from the built form of the detached garage particularly to the neighbouring properties. Given the level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the sides. When viewing the proposed extensions, the rear garage would be read in the residential context of the property and surrounding streetscene. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). HIGHWAY SAFETY - 6.8 The proposed creation of a new driveway with a dropped kerb and a detached garage accessing the side lane would be appropriate to accommodate the vehicle movements associated with the dwellinghouse. It is noted this would facilitate parking of two cars off the highway and within the residential curtilage and takes into consideration visibility splays and highway safety for all users with clear visibility splays. This issue relating to notifying the applicants regarding drainage onto the highway can be addressed through a note on any approval. - 6.9 In this instance it is noted Highway Services does not object. On balance, the support on this application from highways services and the level of information on drawings ensures the proposal would comply with GP 2 (h&I) and TP 4 and 7 of the Strategic Plan.
7.1 The development is acceptable in terms of its design and appearance by proving suitable garaging to an existing residential property. As such the proposals would comply with
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 25.04.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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