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The site represents the curtilage of the detached dwelling Kyrenia, Mines Road Foxdale. This planning application relates specifically to the detached garage of the property which is situated opposite the dwelling on the other side of what is the access road to Kyrenia and Glen View Cottage beyond. The submitted drawings also indicate that this route is a public right of way. The properties of 1, 2 and 3 Chapel Row are situated to the west of the proposal site. The rear gardens of these properties look onto the existing garage.
The site is identified as being within an area of 'Predominantly Residential use' by the Foxdale Local Plan 1999. The site is not within a Conservation Area.
PA 88/4244 sought planning permission for the erection of a detached two-car garage (the garage forming the basis of this current proposal). This application was considered to be unobjectable in its appearance and siting. The proposal was permitted 26th May 1989.
Proposed here is an extension to the existing double garage which at present measures approximately 6 m by 5 m. The extension is to be erected on what is the rear (north-west) elevation and would measure approximately 2.35 m by 3.7 m. It would be constructed and finished to match the existing structure. The roof is to be stepped down from the existing and a window is to be located in the north-east elevation.
The Department of Transport Highways Division does not oppose this application. Patrick Parish Commissioners have made no comment in relation to this proposal. The Department of Transport Drainage Division asks that a condition be attached to any subsequent permission. The Manx Electricity Authority attaches a note relating to underground cables in the site area.
The occupier of 3 Chapel Row has expressed an interest in this application although has no objection to it.
The proposed development is relatively minor increasing the existing floor space by approximately 8.7 m2. The building would remain as a garage with only a small increase in its prominence when viewing its north east elevation. The extension may be visible from the rear gardens of 1, 2 and 3 Chapel Row however the associated impact is considered to be too low to justify a refusal. The internal alterations and extension would not create a building that would be suitable for residential inhabitation as its size would prevent this whilst the extended garage would not resemble a residential dwelling in size or form. For these reasons it is considered that this proposal is acceptable in that it represents a small increase in scale to what is a relatively unassuming structure.
It is recommended that this application is permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not granted Interested Party Status:
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 plans and information 2007/10/01, 2007/10/02, 2007/10/03, 2007/10/04, 2007/10/05 as submitted and date stamped 17th July 2007.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The extended garage hereby permitted by this approval shall only be used for purposes ancillary to the enjoyment of the associated dwelling "Kyrenia".
C 5. There must be No discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Written permission must be obtained from any third party property owners for permission to build over the private drain which runs through the site.
N 1. There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
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 : 24/9/07
Signed : M. I. McCauley Director of Planning and Building Control
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