Erection of garden studio

Why was this approved?

• Ancillary status not new dwelling
• Overlooking to main house garden prevents severability
• Screening by mature hedgerows minimises neighbour amenity impact
• Flood risk mitigation via elevated floor and resilient materials
• No highways implications
• Compliance with GP2 subject to conditions

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Decision & Reasoning

Policies Assessed (1)

Conditions (4)

1. 1

   Time limit

   The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

2. 2

   Ancillary use only

   The proposed building hereby approved may be used only in association with the main dwelling house "Nr 1 River Vale" and for purposes ancillary to the use of main dwelling house "Nr 1 River Vale" as a single dwelling, and may not be occupied, rented or sold off separately and only in accordance with the internal layout shown on proposed floor plan received on the 26th June 2017. Reason: the dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and further the use of the unit as a separate dwelling would result in adverse impacts through overlooking upon owners/occupants of Nr 1 River Vale.

3. 3

   No forward enclosures

   Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.

4. 4

   Flood protection

   The Garden Studio is required to have a floor level of 300mm above the flood level and include flood resilient materials/measures as stated within the submitted Flood Risk Assessment prepared by Curtins dated 20 Nov 2017. Reason: To ensure adequate flood protection measure are in place.

Public Comments (3)

Consultation Responses

Braddan Commissioners had no objections to the application (including amended plans), Highways Division confirmed no highways interest, and Manx Utilities requested deferral pending sewer survey.