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The site represents the domestic curtilage of an existing property situated behind "Normandie" on the western side of the A5 Castletown Road as it passes through Newtown. The existing property is a detached bungalow.
The property lies partly within the Residential area on the Isle of Man Planning Scheme (Development Plan) Order 1982 and partly (around half of the site to the west) within the area of an Area of High Landscape or Coastal Value and Scenic Significance behind.
Planning permission was granted for the principle of the erection of a bungalow on the site under PA 84/0267, 91/4124. Permission was granted in detail for the bungalow under PA 84/0794, 93/0659. Residential development was refused under 93/0042.
Proposed now is the erection of a garage to accommodate the applicant's motorbikes and classic cars. The building also has accommodation above which is to be used as ancillary accommodation for the applicant's family and friends and for tourist accommodation at other times. The building will be 10.5m by 8.5m and 6.5m in height to the ridge with a small porch on the front elevation. There will be three rooflights in the rear pitch and rooflights in the front pitch. The accommodation will be around 42.75 square metres which would accommodate one permanent resident and up to 4 tourists under the Housing (Flats) Regulations 1982.
The Fire Officer recommends the installation of smoke detection which is not a planning matter and will be dealt with under the Building Regulations.
The Society for the Preservation of the Manx Countryside and Environment raises a concern that the building may represent the erection of a dwelling in the countryside but queries whether this site is really in the countryside.
The Drainage Division
The Water Authority recommend the attachment of a note which refers to the supply of water which in this case is not a planning matter.
The site is not in the countryside and is mostly within an area designated for residential use. The approval of the residential curtilage under the appropriate planning approval has established this as a dwelling where, due to its proximity to other residential properties and the prevailing land use designation, there should be a presumption in favour of development.
The erection of a garage is not objectionable and the living accommodation in the roofspace is, other than the installation of the dormers, accommodated within the roofspace with no building up of the outside walling. The building is not excessive in size, considering the size of the site and the fact that applicant claims to have a collection of vehicles to store in it (although he doesn't state how many). The nearest property is "Normandie" which, as may be seen from the aerial photograph is well screened from the application site. There is 20m between the rear of "Normandie" and the side of the new garage which has the garage doors on the ground floor and a window in the attic space.
As such I do not consider that there is any adverse impact from this development and it should be permitted.
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.
The points raised by the Fire Prevention Officer are the responsibility of the Building Regulations and as such should be addressed by way of a note. The Fire Prevention Officer should not as such be afforded party status in this instance.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the development and should not be afforded party status in this instance.
The Isle of Man Water Authority raise issues associated with the provision of a water supply, which are not material planning considerations and as such the Water Authority should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 22.06.2007
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 garage with accommodation above. The accommodation may be used only as such ancillary to that available in the main dwelling, Ballakneen, as shown in plans reference 4088/1P and -2P and -3 all received on 25th April, 2007.
C 3. There must be no discharge of surface water to the main foul sewer.
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. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
N 2. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
N 3.
Prior to the commencement of works on this proposal, the applicant will be required to divert the existing public sewer which crosses the site. The applicant should contact the Department of Transport in this respect.
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 : 26/6/07
Signed : M. I. McCauley Director of Planning and Building Control
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