Officer Planning Report Recommendations

Planning Report And Recommendations {{table:103421}} {{table:103422}} {{table:103423}} {{table:103424}} ### Considerations {{table:103425}} ### Written Representations Mr Michael Corlett ### Consultations 27.04.05 - Deferral see comments 26/08/05 - no objections subject to conditions. see notes ### Policy

Officer's Report

The application seeks approval for the conversion and extension of an existing garage adjacent to a semi-detached dwelling in Laxey into ancillary ‘granny flat’ accommodation.

After clarification it is understood that the applicant, who currently lives in the dwelling, wishes to move into the converted garage so that his daughter and her family can move into the existing

dwelling. Having visited the site I cannot see any unacceptable impact from the proposed conversion and its subsequent use. Accordingly, I recommend that the planning application be approved.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 20.09.2005

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 approval relates to the location plan and drawing no. 05/11/2c date stamped the 6th July 2005.

C 3. The accommodation created by this approval must only be used as accommodation ancillary to that of the existing adjacent dwelling, known as The Cliffs. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.

C 4. In order to protect the public foul sewerage that crosses the application site the line of the foul sewer must be identified before any construction commences and the sewer must be fully protected during all building operations. The agreed clearance of 2.5 metres from the development to the public sewer must be maintained during building works and at all times in the future.

C 5. The development must be connected to the public foul system in a manner acceptable to the Department of Transport Drainage Division.

C 6. There must be no discharge of surface water (including that from roofs and paved areas) from the development to any foul drainage system(s).

N 1. With regards to condition 5 the applicant/developer is advised that all drainage works will be required to conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the applicant's/developer's expense. A communication fee will be payable to the Department of Transport in respect of this drainage connection. It is a legal requirement under the Sewerage Act 1999 that the Department of Transport (as the Drainage Authority) be advised, of the date of the connection to the foul system.

N 2.

It is noted that the foul connection from the development is to be connected into the existing private tail from The Cliffs. It must be noted that the section of domestic foul drain from the point of connection to the public foul sewer within the front garden of The Cliffs will remain private at all times with the responsibility for future maintenance falling to the owners or agents and their successors in titles.

N 3.

The applicant/developer is requested to supply the Department of Transport Drainage Division with a copy of any Building Control application in relation to the surface water discharge from the development and in order to confirm that the foundations for the development will not place any additional loadings on the existing public foul sewer.

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