18 October 2011 · Planning Committee
2 Northcroft, Malew Street, Castletown, Isle Of Man, IM9 1lt
The proposal involved partially converting the existing attached garage (retaining front for storage, converting rear to living space with French doors) and adding a new single-storey rear extension measuring 5.2m x 4.7m projecting 1.75m from the side elevation, with eaves height 2.9m and ridge 3.8m, finished in matchi…
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The Planning Committee disagreed with the officer's recommendation to permit and sided with the Highways Division objection, determining that converting the garage would remove the site's standard par…
General Policy 2
Requires development to provide satisfactory amenity standards including adequate off-street parking and no unacceptable effect on road safety/traffic flows (part h). Officer assessed proposal compliant as existing driveway previously approved and usable in practice despite sub-standard length, but Committee found post-conversion parking inadequate against current standards (2 spaces of 2.4x4.8m min), failing the test. Appendix 7 specifies 2 spaces for dwellings.
no objection subject to condition that no surface water discharged to foul drainage system
Highways Division recommends refusal due to inadequate parking standards and obstruction risks; Water and Sewerage Authority has no objection subject to surface water drainage conditions.
Key concern: loss of compliant parking creating substandard spaces and obstructions contrary to Policy 2(h)
Highways Division
ObjectionThis statement sets out the Division's case for recommending refusal of the above application.; The Inspector is requested to uphold the Committee’s decision to refuse planning permission.; Recommend refusal... By converting the garage we are creating two substandard parking spaces
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; In the event that this application is approved I should be grateful if the above comments could be incorporated in the approval notice
Conditions requested: 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 Isle of Man Water & Sewerage Authority and the Sewerage Act 1999; 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
The original application for part conversion of garage and rear extension was recommended for approval by the case officer but refused by the Planning Committee on 13.10.2011 due to loss of garage parking leaving inadequate space for two vehicles. Appellants argued the driveway provided sufficient parking for two cars without encroachment, garage was never used for parking and could be converted without permission, supported by photos and officer site observations. Council and Highways Division defended refusal citing substandard forecourt length (4.5-4.7m vs 6m required by Manx Roads), risk of vehicle overhang obstructing pedestrians/vehicles, and conflict with prior approval conditions and GP2(h). Inspector agreed parking would be inadequate long-term, conflicting with GP2(h), and recommended dismissal which was upheld.
Precedent Value
Appeals must address long-term parking compliance per Manx Roads standards (6m forecourt depth), not just current use; prior conditional approvals bind future alterations; Committees can override officers on highways safety despite site evidence.
Inspector: Alan Langton
