17 May 2021 · Delegated - Principal Planner Sarah Corlett
2, The Promenade, Castletown, Isle Of Man, IM9 1bj
The proposal involves demolishing the existing single-storey detached garage and lean-to store at the rear of 2 The Promenade, a three-storey mid-terrace dwelling overlooking Castletown Bay, and replacing them with an enlarged single-storey garage spanning the full width of the rear boundary.
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The officer concluded the proposal accords with General Policy 2 and Appendix 7 of the Isle of Man Strategic Plan 2016, as it respects the site and surroundings in terms of siting, scale, design, and …
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, design; not adversely affect townscape character, resident amenities, or locality character; provide safe access, parking; and not impact road safety. Officer assessed the garage's design matches the dwelling's materials and pitch, fits with neighbouring rear garages, avoids amenity harm due to single storey height below abutting structures and no overlooking, and improves parking without safety issues.
Appendix 7
Requires 2 parking spaces per residential unit, preferably one in curtilage behind front building line for terraces, relaxable in town centres near public transport if no unacceptable on-street parking. For this terraced site near amenities, the enlarged curtilage garage provides improved on-site parking matching the single space existing, without compromising amenity or highway safety, as endorsed by Highways.
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.
Do not oppose (19 March 2021 and 23 April 2021 following amended plans)
No Flood Risk Management interest (8 April 2021)
Highway Services initially did not oppose the garage replacement with a preference for 1m setback but continued no opposition after revisions provided extra turning space; Flood Risk Management had no interest.
Key concern: 1m setback from the public road would be preferable to allow additional manoeuvring space
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking; although a 1m setback from the public road would be preferable to allow additional manoeuvring space; Highway Services note the revisions uploaded on 30 April 2021. Drawing No: 03 rev A showing the revised, proposed site plan with the garage doorway widened from 4.29m to 5.07m negates the desired requirements for a 1m set back of the garage, allowing the extra turning space needed. Accordingly, we continue to not oppose this proposal.
Department of Infrastructure (DOI) Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
Highway Services
No ObjectionHighway Services note the revisions uploaded on 30 April 2021. Drawing No: 03 rev A showing the revised, proposed site plan with the garage doorway widened from 4.29m to 5.07m negates the desired requirements for a 1m set back of the garage, allowing the extra turning space needed. Accordingly, we continue to not oppose this proposal.
