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Case Officer: Mr Chris Balmer Photo Taken: 19.03.2012 Site Visit: 19.03.2012 Expected Decision Level: Officer Delegation
1.0 THE SITE 1.1 The site represents the curtilage of Knock Rushen, Scarlett Road, Castletown which forms an 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 site subject of this application site is the eastern most aspect of the site, to the rear of Nr 20 Close Rushen.
2.0 PLANNING STATUS 2.1 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.
3.0 PLANNING HISTORY 3.1 Planning permission was granted for the development of the estate under PA 04/2083 and this scheme was amended under a number of planning applications.
4.0 THE PROPOSAL 4.1 Now proposed is the erection of a detached garage block and creation of parking spaces to serve plots 31 - 33. 4.2 Compared to the original approval, the proposal provides a total of 10 spaces on this site compared of nine previously. Of these ten spaces, four are now proposed to be accommodated within a garage block which has a width of 11.8 metres, a depth of 6.6 metres and a ridge height of 4.4 metres (eaves 2.5 metres). Previously all nine space where external parking spaces.
5.0 REPRESENTATIONS 5.1 Highways and Traffic Division:- "Approval." 5.2 Castletown Commissioners have objected to the application:- "It is a deviation from original Inspector's approval "open space and car parking spaces"
| Application No.: | 12/00292/B |
| Applicant: | Hartford Homes Ltd |
| Proposal: | Erection of a detached garage block and creation of parking spaces to serve plots 31 - 33 |
| Site Address: | Knock Rushen Scarlett Road Castletown Isle Of Man |
This will encroach on properties in Close Rushen - there are already buildings only 4 ft away from these properties, restricting light" 5.3 The Water and Sewerage Authority and the Manx Electricity Authority have no objection to the proposal. 5.4 The Planning Authority has received no privately written representations objecting to the proposal.
6.1 The main issue to consider with the proposal is the potential impacts of the proposed dwelling upon the existing neighbouring properties. Issues such as the potential overbearing impact upon outlook and/or loss of light are the main issues relating to residential amenities in this case.
6.3 The property most likely to be affected would be the existing property Nr20 Close Rushen which is located to the northeast of the proposed garage block. Nr 20 is approximately 13.5 metres from the rear elevation of the garage block and 16.5 metres from the roof ridge (highest point of proposal).
6.4 The north-eastern boundary which is shared with Nr 20 consist of a approximately 1.8/2 metre high hedgerow.
6.5 Whilst the proposal will have an impact upon the outlook and the amount of direct sun light to the rear of the garden of Nr 20, it is considered given the modest height of the proposal, the garage design (roof gradually increases in height away from boundary), the existing boundary treatment and the distance the proposal would be from the rear elevation of Nr 20; it is considered the proposal would not have a significant impact to the detriment of residential amenities to warrant a refusal.
6.6 In terms of design, size, proportion and massing the proposal would match the similar types of developments throughout the new housing estate. The proposed changes do not adversely affect the character or appearance of the street scene.
6.7 The Castletown Commissioners have raised concern of the loss of open space to create the garage block. Whilst some space is lost, this space is a very small amount and is not an area of open space that would likely to be used, given its very modest size and location is on two sides by the previously approved parking spaces. Therefore, whilst some space has been lost, it is considered this proposal makes a better use of the space available, whilst not have a significant impact upon the amenities of current or future occupants of the estate or members of the public visiting the estate.
7.1 Overall, it is considered the proposal would comply with the relevant policies 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:
Castletown Commissioners
8.2 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status:
8.3 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.
Recommended Decision: Permitted
Date of Recommendation: 30.03.2012
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 the erection of a detached garage block and creation of parking spaces to serve plots 31 – 33 as proposed in the submitted documents and drawing 918-01 all received on 27th February 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 : 1/9/12
Signed : Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Jennifer Chance Development Control Manager
30 March 2012
30 March 2012
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