24 June 2022 · Head of Development Management (Stephen Butler)
Drayton Lodge, Oatlands Road, Andreas, Isle Of Man, IM7 4er
The proposal involves building a detached garage measuring 8m wide by 11m deep with a 6.5m ridge height, finished in painted render, cedar or composite boarding, stone plinth and matching roof tiles, located in the curtilage of Drayton Lodge.
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The site is in the countryside where development is restricted under General Policy 3, but the officer noted surrounding land has been developed into housing (Little Meadow estate) and approved for mo…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect amenities/landscape/road safety/flood risk. Officer assessed proposal fits street scene, no amenity harm, safe access, flood condition addresses risk, and ancillary use prevents separate dwelling.
General Policy 3
Prohibits development outside zoned areas except specific exceptions; site does not qualify but officer accepted due to surrounding residential development making it not true countryside.
Environment Policy 1
Protects countryside for its own sake unless overriding need. Officer noted site visually forms part of housing estate, surrounded by development/approvals, so not open countryside adversely affected.
Residential Design Guide 2021
Assessed proportion, form, scale, height, design and finishes as appropriate, not harming visual amenities of street scene or site.
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.
Ancillary use only
The living accommodation within the first floor of the garage hereby approved shall only be used in association with the main dwelling house "Drayton Lodge" and for purposes incidental to the use of main dwelling house "Drayton Lodge" as a single dwelling, for no commercial purposes (exception "Homestay") and only in accordance with the internal layout shown on plan 1623.1. Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
Obscure glazing
Prior to the commencement of any development details shall be submitted in writing for approval by the Department which indicates whether the first floor rear bedroom window will be fully obscure glazing (Pilkington level 5 or equivalent) or half obscured glazed i.e. the lower 50% of the window being obscure glazed and the upper 50% of the window clear. This approved scheme shall be installed prior to the occupation of the extension and maintained and retained thereafter. Reason: In the interests of neighbouring residential amenities.
Ground floor garaging only
The ground floor level of the garage hereby approved shall only be used for garaging/domestic store and for no living accommodation. Reason: The garage is at risk from flooding and living accommodation has a higher level of risk from flooding.
no objection
no objections following additional comments, subject to condition restricting ground floor to non-residential
Highway Services HDC has no objection to 22/00302/B provided the accommodation remains ancillary. DOI Flood Risk Management initially deferred but later issued no objection subject to a condition preventing change of ground floor to residential use due to flood risk.
Key concern: development is in area that is subject flooding
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking on the proposed accommodation being ancillary.
Conditions requested: on the proposed accommodation being ancillary
Department of Infrastructure (DOI) Flood Risk Management Division
No CommentDEFFER Flood Risk Management’s input has been deferred pending further information
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionWhilst the Flood Risk Management Department has no objections to this application we would like to point out that the development is in area that is subject flooding.; Suggest a planning condition that the ground floor can not be changed to residential accommodation as it would be a flood risk
Conditions requested: planning condition that the ground floor can not be changed to residential accommodation as it would be a flood risk
