12 April 2011 · Senior Planning Officer (delegated authority under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Garey Veg, Main Road, Kirk Michael, Isle Of Man, IM6 1ah
Mrs Patricia Cashin applied retrospectively for a conservatory (under 15 sq.m floor area, 3.9m max height) built to the rear of her single-storey dwelling at Garey Veg, Main Road, Kirk Michael, sited 1m from the boundary with neighbouring property 'The Creggans' above a 2m high wall due to site slope.
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The officer considered the conservatory's impact on the existing property, neighbouring properties, and the Kirk Michael Conservation Area.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect Conservation Area character, neighbour amenity, or road safety. Officer assessed conservatory complies post-mitigation as it matches residential zoning, is not visible publicly, and glazing change addresses amenity concerns without scale/form issues.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Assessed as preserved since conservatory not visible from highway/public views, causing no tangible harm to townscape.
Approved plans
This approval relates to the erection of a conservatory, Garey Veg, Main Road, Kirk Michael as shown by REF 1, REF 2, REF 3, REF 4, REF 5, REF 6, REF 7 and Elevation/Plan Detail all received 31st January 2011.
Obscure glazing to mitigate overlooking
Within 3 months of the date of the final decision notice of this approval, the glazing in the side (south western) elevation of the conservatory must be replaced with non-opening obscure glazing to at least Level 5 of Pilkington's Guide to Obscuration in order to remove overlooking onto the adjacent property 'The Creggans'.
No objection
No objection subject to no surface water discharge to foul sewer
No objection
Water Authority Drainage has no objection subject to conditions on surface water discharge; Michael Commissioners initially requested deferment but later confirmed no objection.
Drainage Division of the Isle of Man Water and Sewerage Authority
Conditional No Objection**No Objection:** - subject to the following conditions:-; The application states that the surface water from the proposed development is to be discharged to the “existing drainage”. If this “existing drainage” discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Conditions requested: There must be NO discharge of surface water (including that from roofs and paved areas) 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.; If this “existing drainage” discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Michael Commissioners
No ObjectionNo Objection
