29 September 2009 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Thie Gennal, Foxdale Road, St. Johns, Isle Of Man, IM4 3ap
The proposal involves a small lean-to style extension to the rear of the existing single-storey detached dwelling, continuing the existing eaves level roofline with folding doors to the rear, a side window to the north, double doors to the south, and matching finishes.
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan, finding it compliant as a small addition in a residential area that respects the site and surroundings.
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting/layout/scale/form/design, does not adversely affect character/amenity/highways/services, and meets other criteria (a-n). The officer assessed the extension as compliant, being small-scale, matching existing dwelling, retaining 20m neighbour separation, not visible publicly, and with no consultee objections. Paragraph 8.12.1 reinforces presumption for extensions without adverse impacts.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of an extension to the rear elevation of Thie Gennal, Foxdale Road, St Johns, Patrick as shown by PLAN 1, PLAN 2, PLAN 5B, PLAN 6A-D, PLAN 7A-B, PLAN 8, AGL-IOM 001A and AGL-IOM 002A all received 29th July 2009.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Surface water disposal
There must be no discharge of surface water to the main foul sewer.
Do not oppose / has no traffic management, parking or road safety implications
No objection subject to condition on no discharge of surface water to foul sewer
no comment
no issues with mains running through gardens; likely privately owned
Consultees including Highways Division, Drainage Division, Isle of Man Water Authority, and Patrick Parish Commissioners raised no objections to the extension, with Drainage Division requesting specific surface water discharge conditions; a neighbour highlighted a private water main risk.
Key concern: risk of damage to private mains water supply running through the site
Alex & Elaine Hadwin
We would like to point out that any building contractor digging foundations, drainage, soakaways etc. should be made aware that the mains water supply to our property runs from the Foxdale Road entrance to Thie Gennal... through the garden, across the boundary fence; we have had our supply cut off more than once by both the previous owners and present owners as a result of digging in the garden of Thie Gennal
Conditions requested: any building contractor digging foundations, drainage, soakaways etc. should be made aware of the mains water supply
Isle of Man Water Authority
No ObjectionThe IOM Water Authority has no issues with any of its mains running through the gardens of the named properties; I would guess that any water mains running through gardens were privately owned
Drainage Division, Department of Transport
Conditional No ObjectionNo Objection subject to the following conditions; It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building Control approval
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999; if this approval [for soakaways] is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought; percolation tests are conducted to support the applicant's proposal, in the event that percolation tests fail, the applicant is required to contact the Drainage Division; The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development
Highways Division, Department of Transport
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Patrick Parish Commissioners
No Commentno comment would be made
