5 October 2005 · Planning Committee on review (written evidence)
2, Strathallan Crescent, Douglas, Isle Of Man, IM2 4nr
The proposal involves demolishing existing storage outbuildings at the rear of a semi-detached house in the Douglas Promenades Conservation Area and replacing them with a detached flat-roofed garage measuring 4.85m long x 3.45m wide x 2.6m high, with a 2.7m wide up-and-over door set back 2m from the shared rear access …
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Officer assessed the proposal as appropriate due to parking issues in the area, providing invaluable off-street parking space without adverse traffic impacts per Highways Division (subject to conditio…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The approval relates to the submitted documents which are date-stamped 22nd July 2005.
Road safety - no obstruction
In the interests of road safety the garage door/doors shall not obstruct the footway/carriageway at any time.
no adverse traffic impacts subject to condition that garage door/doors shall not obstruct footway/carriageway; later noted car access impractical but suitable for storage/motorcycles
no objection
DOT Highways issued conditional no objection citing no adverse traffic impacts if garage doors do not obstruct the highway, but later noted access issues due to narrow 1.8m driveway; Douglas Corporation had no objection; neighbours from adjacent properties objected citing right of way, emergency access, narrow lane blocking, and noise/pollution concerns.
Key concern: Narrow 1.8m driveway preventing vehicle access/egress and potential highway obstruction
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts subject to the following conditions; The drawings are inaccurate and the dimensions cannot be determined from the information provided; The driveway at its narrowest is 1.8 metres wide. A car would be unable to obtain access or egress along the driveway
Conditions requested: The garage door/doors shall not obstruct the footway/carriageway at any time
Department of Transport Highways Division
No CommentThe garage could be used to store household items and motorcycles which could utilise the driveway for access
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals
Douglas Corporation
No CommentI do not wish to add to the comments already submitted on behalf of Douglas Corporation
The original application for a single-storey garage replacing an existing store was approved by the Planning Committee despite third-party objections, including from appellant PDQ Ltd at No 3, citing access issues in the narrow 1.8-2.3m shared rear access lane. The appellant argued vehicles could not manoeuvre safely without blocking pedestrians or encroaching on neighbouring land, proposing restrictive conditions. The applicants and Committee countered that the garage could be used for storage or small vehicles/motorcycles without obstruction, supported by a condition preventing door obstruction of the lane. The inspector agreed manoeuvring cars would be difficult but found no grounds for refusal as alternative uses were viable and no policy breach occurred. The appeal was dismissed, upholding the approval with existing conditions.
Precedent Value
Appeals against garage approvals in constrained accesses fail if alternative storage uses comply with permission and conditions safeguard shared access. Applicants should demonstrate flexible uses and secure access conditions; objectors must show policy breaches beyond access difficulties.
Inspector: Michael Hurley
