10 May 2024 · Planning Committee
The Old House, College Green, Castletown, Isle Of Man, IM9 1be
The proposal involves building a single-storey detached triple garage measuring 6.8m x 10.8m with a ridge height of 5.4m and eaves height of 3.2m, finished in smooth render, natural slate roof, and sectional garage doors, positioned southeast of the existing large detached dwelling.
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The officer assessed that the proposal would not detrimentally impact the character of the existing dwelling or locality, as the garage's form, scale, bulk, render finish, slate roof, and fenestration…
General Policy 2
Requires development to respect amenity, character, highway safety, and avoid flood risks. Officer found proposal compliant as it causes no detriment to character, amenity, highways, or flood risk on/off-site, with design tying into existing dwelling.
Strategic Policy 3 - To respect the character of our towns and villages
Development must respect town/village character. Garage design, finishes, and subordination to main house ensure it reads acceptably in residential street scene, obscured by 1.8m walls and vegetation.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development to reflect local character. Proposal matches dwelling's render, slate roof, and features; contained within site by boundaries, not harming locality.
Transport Policy 7
Addresses parking standards. Garage provides three spaces with EV charging; no highway concerns per DOI; enhances on-site parking.
Environment Policy 4
Protects ecology/designated sites. Site adjoins Marine Nature Reserve but no trees/landscaping impacted; no adverse effects identified.
Environment Policy 10 - Development and flood risk
Addresses flood risks. Site not in high flood zone; garage non-habitable; no level changes or impeded drainage.
Environment Policy 13 - Development and flood risk
Prohibits development posing unacceptable flood risk. Proposal does not increase risks; ample permeable area remains.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no interest in the application
Multiple neighbouring residents submitted objections to planning application 24/00029/B for a detached triple garage, primarily citing flooding risks from coastal overtopping, visual impact on amenity and views, and inappropriate scale and massing; Highway Services has no interest in the application.
Key concern: coastal overtopping and flooding risks to neighbouring properties and highway
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/00029/B
20 Douglas Street
ObjectionWe wish to object to the proposals and must request Interested Party Status; the raised level of the garage and its volume will cause further displacement of any stormwater attenuation; the forward nature of this garage and the sweep of the coastline has a negative effect on the appearance of the original Reef House facade
20 Douglas Street
Objectionwe maintain our position & in relation to their Response we reply; The soakaway will not cope with overtopping & no evidence has been produced that it will; the increase in flood risk to neighbouring properties caused by the development is unacceptable
15 Douglas Street
ObjectionThe height of the roof is still too high, detrimentally impacting the residential amenity of the neighbours and environment; Increasing the footprint of the buildings on the land will reduce the area of permeable ground available to absorb sea water during storms
21 Douglas Street
Objectionthe proposed structure will have significant negative impact; the erection of the newly proposed garages will dramatically affect the facade and vista
19 Douglas Street
Objectionthe size of the triple garages still look dreadfully out of place, far to big, and a blot on the landscape; Should soakaways do not cope, or gravel blocks the soakaway, then flooding will happen at the new entrance, thence onto the road
18 Douglas Street
Objectionthe vista from the house and effect on the surrounding area will be appalling; The garages will be very out of place, a huge negative impact on all of the road
16/17 Douglas Street
ObjectionLoss of amenity to the surrounding area; Flooding onto the highway; Flooding onto adjacent properties; The size and height of proposed structure
The original application for a detached triple garage with garden wall/gate was permitted by the Planning Committee on 7 May 2024 following officer recommendation, despite multiple neighbour objections. Prior applications approved house renovations and access modifications but garage was withdrawn due to objections before resubmission. Appellant (owners of 20 Douglas Street) appeals on grounds of inappropriate scale/mass/orientation, flood risk exacerbation from coastal overtopping, and amenity/highway impacts. Agent for applicant (Sarah Corlett TPC) rebuts by justifying compliance with General Policy 2, no flood risk increase, appropriate design matching house, and fallback permitted development rights. No inspector's analysis or final appeal outcome in documents. Appeal lodged 24 May 2024 requesting hearing.
Precedent Value
Demonstrates that in residential zones, ancillary outbuildings like garages can overcome neighbour flood/visual objections if officer finds no policy conflict, no consultee concerns, and suitable design/fallback position; future applicants should provide percolation evidence, policy-by-policy compliance, and pre-app advice.
