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The site represents the domestic curtilage of an existing property located on the southern side of the Mount Gawne Road (B45) which leads from Gansey Promenade to Ballagawne Nurseries in Colby/Ballakillowey. The existing property is located in the western side of the site with a vehicular access in the centre of the frontage onto the B45.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Residential.
Only one planning application has been submitted in respect of this site: PA 89/1159 which proposed the construction of a conservatory and was permitted.
Proposed now is the demolition of the existing dwelling and its replacement with a new one. The new property would be partly sited on the footprint of the existing but without the existing section to the west and with a new garage annex to the east.
The new house will be orientated such that it will be facing more or less south, thus not looking directly towards Nooklands or Motorlands, to the south which front onto Shore Road although the rear garden of Nooklands will be overlooked by the ground floor windows serving the orangerie and the kitchen on the ground floor and the two bedrooms and terrace on the first floor.
The property is larger than the existing although The Mount is significantly larger than this will be. The Mount is a prominent property in the streetscene as viewed both from Mount Gawne Road and Shore Road. The property to the south - Nookands may be affected although there is some vegetation between the rear garden and this site. The new property will be somewhat higher than this dwelling. Nooklands, together with the garaging to the east has been the subject of proposals for re-development: PA 01/2110 proposed the principle of redevelopment for apartments and was permitted. PA 04/00095 proposed the principle of the erection of 18 apartments and was refused for reasons relating of the height, design and massing and this impact on the streetscene.
The proposed dwelling does not face directly towards any other property but at 45 degrees to Nooklands. The floor level is not dissimilar to that of The Mount and as such the proposed property is likely to have a similar impact in the street scene, to this existing dwelling.
Whilst larger than the existing, the surrounding properties are largely two storey and the proposed dwelling will not represent over-development.
The concerns of the Department of Transport Drainage Division may be dealt with by a condition which addresses the diversion of the culverted watercourse and connection to the main sewer.
The occupants of The Mount who have indicated that they have no objection, are immediately alongside the property and should be afforded party status in this instance.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Whilst the Fire Prevention Officer represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 erection of a replacement dwelling as shown in drawings reference WL/06/998/1-2, -/3, -/4, 6TS005-01 and the location plan all received on 7th August, 2006.
C 3. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
N 1. Prior to the commencement of works the applicant should discuss the diversion of the existing culverted water course with the Department of Transport Drainage Division. The diversion will require permission under the Land Drainage Act.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 29/01/06
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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