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| Application No.: | 12/00012/B |
| Applicant: | Hartford Homes Ltd |
| Proposal: | Erection of a dwelling with detached garage (amendment to PA 11/01336/B) |
| Site Address: | 28 Knock Rushen Scarlett Road Castletown Isle Of Man IM9 1TQ |
1.1 The site represents the curtilage of approved plot within a developing estate to the south west of Castletown centre. The estate comprises 41 new dwellings and the conversion of barns to further dwelling units. The plot 28 is the subject of this application sits within the centre of the site.
1.2 The plot has benefited from previous approvals with a similar designed property and orientated position.
2.1 The application seeks approval for the erection of a dwelling with detached garage. The footprint and siting of the main aspect of the dwelling house is very similar to the previous approval. What differs is the length of the detached garage. The proposal would have a width of 3.2 metres, a depth of 11.8 metres and a maximum height of 4.2 metres reducing to 3.8 metres.
3.1 The site lies within an area designated on the Castletown Local Plan of 1991 as Predominantly Residential. On the Draft Southern Area Plan which was published on 23rd October, 2009 the site is identified as Residential with an area of Public Open Space and a site of archaeological interest in the north western corner.
3.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:-
"General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 23.01.2012 |
| Site Visit: | 23.01.2012 |
| Expected Decision Level: | Officer Delegation |
4.1 There have been a number of previous planning applications for the estate; however, site specifically the following application is considered relevant in the assessment and determination of this application:-
4.2 Erection of a dwelling with detached garage - 11/01336/B - APPROVED
5.1 Highways Division and the Castletown Commissioners have approved the application.
6.1 In terms of the proposed new dwelling and garage, it would not be dissimilar to the previously approval on the site. The only exception would be a garage which is greater in depth from 6.1 metres to 11.8 metres. 6.2 In terms of design, size, proportion and massing the amendments to the previously approved dwelling would be in keeping with dwellings throughout the new housing estate. 6.3 The proposed changes do not adversely affect the character or appearance of the property nor do they affect the impact of the dwelling and garage within the street scene. The proposal would run adjacent to the neighbouring gable end wall and therefore the appearance of build development would not significant increase given this backdrop. 6.4 In terms of the potential impacts upon neighbouring properties, the previous approved garage ran along the boundary (adjacent to neighbouring rear garden area) shared with Nr 29. This is the case again; but increasing the amount of built development adjacent to this boundary. This could have caused a concern in terms of residential amenities if the southwest elevation (gable end wall) of Nr 29 had windows within. However, this gable end wall has no windows within and therefore the increase in depth of the garage along this boundary would have no significant impact upon the residential amenities of future occupants of Nr 29.
7.1 Overall, it is considered the proposal would comply with the relevant policy of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. Isle of Man Strategic Plan.
Recommended Decision: Permitted
Date of Recommendation: 21.02.2012
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 approval relates to erection of a dwelling with detached garage (amendment to PA 11/01336/B) as proposed in the submitted documents and drawings 916-01 and 916-02 all received on 6th January 2012.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. The dwelling may not be occupied until such times as the estate road has been constructed to at least base course level and adequately lit from the junction of the adopted highway up to the access of the dwelling to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 5. The dwelling may not be occupied until the parking facilities and vehicular access(es) have been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority before being brought into use and such facilities must be thereafter so retained.
C 6. No works may commence upon the construction of the penultimate dwelling within the estate until such times as the estate road has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 7.
The windows in the approved dwelling must be installed as shown and described in the approved plans and may not be replaced, other than by windows identical to these, without the prior written permission of the Planning Authority.
C 8.
The approved dwelling and garaging must be finished in accordance with the schedule of finishes approved under PA 04/02083 in response to condition 7 of that approval.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 21/2/12
Determining officer (delete as appropriate)
Signed : A. Naus Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer
Signed : Jennifer Chance Development Control Manager
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