Officer Report and Recommendation Draft

Planning Report And Recommendations {{table:92758}} {{table:92759}} {{table:92760}} {{table:92761}} {{table:92762}} {{table:92763}} ### Considerations ### Written Representations We have received no private representations for this application. ### Consultations ### Policy

Officer's Report

The site represents the curtilage of Hampton Manor - a large house standing in its own grounds on the southern side of the Old Castletown Road (A25). The site accommodates the main house with attached garage block and another outbuilding which stands to the north of the garage.

Proposed here is the conversion of the existing garage to a dwelling. The works involved are not clear as there are no "as existing" drawings. Defer for these and resolution of the concerns of the CFO.

The applicant has submitted drawings of the existing and has confirmed that the only change to the front elevation is the replacement of the garage doors with windows and a front porch. None of this is unacceptable.

The DoT has raised an objection on the basis of the visibility for emerging drivers, in the Castletown direction. When I visited the site, I reversed my vehicle into the driveway and emerged onto the Old Castletown Road. Visibility to the right (in the Douglas direction) was good once I had seen past the gatepost and to the left (to Castletown) by this time was good as I was viewing vehicles on the other side of the road. As such I did not see a problem with the visibility sufficient to warrant approval of the creation of one more dwelling on this site. The new property alongside - the "lodge" has access from this access point also.

The applicant has confirmed that he will draw up a deed for the property which ties it to the main house which may help overcome DoT's objection. He has also discussed the means of escape with the Building Control Officers and confirms that the means of escape proposed - that is through a first floor window, is acceptable to them but not to the Fire Service.

There is plenty of space within the driveway to park the cars associated with both the main house and the new one formed from the garage. I see no harm as a result of this application.

Recommendation

Recommended Decision : Permitted

Date of Recommendation : 31.03.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 conversion of the garage into living accommodation as shown in drawings received on 27th September, 2004 and 17th January, 2005.

C 3. The accommodation may be used only as such ancillary to that of the main dwelling, Hampton Manor, and not sold or let separate therefrom.

N 4. The applicant should note that the Fire Prevention Officer considers that the means of escape from the first floor sleeping accommodation is not safe.

Decision Made : ... Committee Meeting Date : ...