30 April 2018 · Delegated - Senior Planning Officer (Chris Balmer)
Ballaveare, Old Castletown Road, Port Soderick, Isle Of Man, IM4 1bb
The proposal involves building a single-storey detached triple garage measuring 10.5m x 7m with a 5m ridge height, finished to match the existing house and attached garage, located between the existing garage and the main road boundary.
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The officer assessed the proposal against Housing Policy 15, which allows extensions or alterations to existing traditionally styled countryside properties if they respect proportion, form, and appear…
Housing Policy 15
Requires extensions or alterations to traditionally styled countryside properties to respect proportion, form, and appearance of the existing property, with approval over 50% floorspace only exceptionally. Officer applied this to the garage as an alteration to the curtilage, finding the 72 sq m addition acceptable despite cumulative increases from prior approvals, as it provides garaging not living space and matches the dwelling.
Housing Policy 14
Relates to replacement dwellings, providing guidance on 50% size limits and need to accord with GP2-7 for design matching original building. Officer referenced it additionally alongside HP15 for assessing scale and design compatibility in the countryside context.
General Policy 2
General policies GP2-7 ensure finished design matches original building. Officer noted the garage respects the existing dwelling in design, size, and material finish.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Retention for parking
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
Tree protection measures
The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots, submitted in support of the application, shall be adhered to in full, subject to the pre-arranged supervision detailed in appendix 4, by a suitably qualified and pre-appointed tree specialist. No tree shall marked for retention shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist. Reason: to ensure that all trees to be retained are protected from development during construction, preserving the amenity value they afford to the local area.
No new highway issues; garage dimensions sufficient for 3 cars; do not oppose
no objection
do not object; recommend condition for tree protection measures
Braddan Parish Commissioners had no objections but commented that the garage is too close to the boundary; Highways Division does not oppose; DEFA Forestry has no objections but requests a specific tree protection condition.
Key concern: proposed garage was too close to the boundary
Braddan Parish Commissioners
No Objectionthe Commissioners did comment that they felt the proposed garage was too close to the boundary
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose this application; Do not oppose
DEFA Forestry
Conditional No ObjectionI don't have any objections to this application but would ask that you consider the following condition; Reason: to ensure that all trees to be retained are protected from development during construction, preserving the amenity value they afford to the local area.
Conditions requested: The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots, submitted in support of the application, shall be adhered to in full, subject to the pre-arranged supervision detailed in appendix 4, by a suitably qualified and pre-appointed tree specialist. No tree shall be marked for retention shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
