11 Knock Rushen Scarlett Road Castletown Isle Of Man IM9 1TQ
Officer's Report
Introduction
This application seeks permission for the extension to an existing garage in a residential area. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of 11 Knock Rushen, Castletown which is a semi detached dwelling situated on the new Knock Rushen estate in Scarlett. The estate comprises 41 new dwellings and the conversion of a barn complex to additional residential accommodation. The application site is situated in the western part of the estate.
The dwelling fronts onto an open area and to the front of that is the highway. To the rear of the property is a fairly long narrow garden with a single garage at the end of the garden this garage adjoins the garage of the neighbouring property. In the rear elevation of the garage is a pedestrian access and on the other side is the garage door. There are also two additional parking spaces with this property.
The Proposal
The application seeks approval for the extension of the existing garage; this would be off the side elevation of the garage. The extension would be finished with painted render to match the existing. There would not be an additional garage door installed.
Planning History
The residential estate was granted approval under a 2004 application. There have since been a number of previous applications for the Knock Rushen site none of which are considered to be specifically material in the assessment of the current application.
Development Plan Policies
The site lies within an area designated on the Castletown Local Plan of 1991 as Predominantly Residential. On the Modified Draft Southern Area Plan which was published on January 2010 the site is identified as Residential with an area of Public Open Space and a site of archaeological interest in the north western corner. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
Case Officer:
Miss Laura Davy
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
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:
a) Is in accordance with the design brief in the Area Plan where there is such a brief; b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption.
CONSULTATIONS
Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.
ASSESSMENT
The proposed garage extension would be some distance from the neighbouring properties and therefore would not adversely affect the amenities of local residents in terms of appearing overbearing or resulting in an undue loss of light.
The proposed extension would be of the same style, design and proportion as the existing garage. It is considered that the proposed garage extension would respect the existing garage and would not adversely affect the character and appearance of the surrounding area.
For the above reasons the application is considered to be acceptable and is recommended for approval.
PARTY STATUS
The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 extension to garage as shown in drawings 920 received 29th March 2012.
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: 4/5/12
Determining officer (delete as appropriate)
Signed: 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
Copyright in submitted documents remains with their authors. Request removal
