13 August 2010 · Planning Committee
Land Adjacent To, Knock Rushen House, Scarlett Road, Scarlett, Castletown, Isle Of Man, IM9 1ta
The proposal is for a new three-storey detached dwelling (252 sq m footprint on 1650 sq m site, 15% coverage) alongside the existing Knock Rushen House (247 sq m on 1317 sq m, 18% coverage) within its curtilage, retaining the existing roadside wall and using the shared entrance.
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The site is designated residential on emerging plans, establishing the principle of a dwelling as previously accepted on appeal (PA 08/0706/A), subject to conditions now revisited due to changed circu…
General Policy 2
Requires development in zoned areas to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect townscape character (c), provide satisfactory amenity/access/parking (h), and no adverse highways effect (i). Officer tested proposal against all 14 criteria, finding compliance due to design complementing existing house, sufficient space/amenity for both properties, wall retention enclosing development, no traffic harm, and changed rear context justifying scale.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the erection of a dwelling as shown in drawings reference 673/010, /011, /012, /013, /014, 01 Rev A and the Planning Statement from Construction Design Limited, date stamped 16th June 2010.
Do not oppose has no traffic management, parking or road safety implication
No objection subject to connection to public sewer and no surface water to foul sewer
Proposed is (in principle) acceptable... design respects immediate neighbour in massing and architectural treatment... recommend approval
Manx Electricity Authority requests contact for utilities coordination due to nearby cables/lines; Water & Sewerage Authority has no objection subject to specific drainage conditions; Highways Division does not oppose due to no traffic implications.
Key concern: Underground Cables/Overhead Lines present in the area
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines which may be required to be diverted; Contact the M.E.A. Planning Department... to discuss the electricity supply for this application; Contact the M.E.A. for Electrical Site Safety 5 documents... 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
Conditions requested: applicant must contact the Authority
Isle of Man Water & Sewerage Authority
Conditional No ObjectionNo Objection subject to the following conditions; In accordance with the Sewerage Act 1999, a communication fee will be payable; Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any communication to the public sewer.; The surface water drainage is to be agreed with the Authority before any work commences on site.
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority, Drainage Division. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer's expense.; There must be NO discharge of surface water (directly or indirectly) 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, Drainage Division and the Sewerage Act 1999.
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implication
The original application for approval in principle to erect a detached dwelling within the garden of Knock Rushen House was refused by the Planning Committee due to concerns over reducing amenity space and harming the setting of the main house. Appellants argued the site was large enough, access adequate, and impact minimal compared to nearby developments. The council defended the refusal citing harm to the character and streetscene. The inspector found the garden sufficiently large to accommodate a new dwelling without harm to the setting, amenity, or coastal views, noting the draft plan's residential designation and dismissing highway concerns. The appeal was allowed subject to conditions on reserved matters, wall retention, and drainage.
Precedent Value
Demonstrates draft local plans carry weight as material considerations; single infill dwellings in large residential curtilages can be approved if site visit confirms no harm to setting/amenity despite committee refusal over character concerns. Future applicants should secure officer support, Highway no-objection, and emphasise reserved matters flexibility.
Inspector: Neil A C Holt
