**Document:** Planning Officer Report **Application:** 12/00866/B — Erection of a garage and carport for Plot 24 and driveway / parking adjustment for Plot 30 **Decision:** Permitted **Decision Date:** 2012-07-25 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2995-malew-30-knock-rushen-scarlett-garage/documents/1169838 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### Introduction 1. This application seeks approval for the erection of a double garage and double car port and amendment to fencing in a residential area. The proposal is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan. #### The Site 2. The application site is the curtilage of Plot 24 and Plot 30 Knock Rushen, Scarlett Road, Castletown. Plot 24 is for a large detached dwelling situated on the corner of the Knock Rushen development with a large garden area to the front. To the south east is Plot 30 which is for an end of terrace property, the parking area for this is to the south east along the boundary. These properties are currently under construction. To the eastern side of the site is Kissack Road which is on an existing housing estate made up of bungalows and two storey dwellings. Adjacent to the northern boundary there is a row of two storey terrace properties. There is hedging between the application site and the adjacent housing estate. #### The Proposal 3. The application seeks approval for the erection of a double garage and double car port for Plot 24 this would be finished with painted render and imitation slate roof. The fascias and bargeboards would be white uPVC. This structure would be built up to the northern boundary which is shared with the rear of the properties of Kissack Road. 4. Also proposed is the allocation of driveway and garage for Plot 30, this would be adjacent to the southern boundary. 5. Also included in the application is the erection of a timber hit and miss fence on the northern boundary between the Knock Rushen estate and the existing estate to the north east. The fence would be approximately 2m in height. #### Planning History 6. There are a number of previous planning applications including amendments for the estate layout. The previous planning applications are not considered specifically material. There are the same number of parking spaces proposed under this application to what has previously approved. ### Development Plan Policies 7. The application site is in an area zoned as "Predominantly Residential" identified on the Castletown Local Plan 1990. On the Modified Draft Southern Area Plan which was published on January 2010 the site is identified as Residential with an area of Public Open Space and a site of archaeological interest in the north western corner. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007). ### 8. General Policy 2 Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a) Is in accordance with the design brief in the Area Plan where there is such a brief; b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption. ### Consultations 9. The Isle of Man Water and Sewerage Authority have expressed an interest in the site. 10. Castletown Commissioners object to the application on the grounds of over intensive use of the site and that the original plan was for parking bays not garages. 11. The Highways Division had some concerns regarding the manoeuvrability outside the garage at Plot 30. There is no reason for refusal from a highways perspective but this is not a situation that should be encouraged to squeeze in extra parking and is only acceptable because there are two useable spaces out with the garage. ### Assessment 12. The proposed double garage and double car port for Plot 24 would be built up to the northern boundary. The previous approval was for a double car port adjacent to the boundary, whilst the proposal increases the amount of buildings adjacent to the shared boundary it is considered that the proposed development would not adversely affect the amenities of those occupying the dwellings to the rear. The double garage and double car port would be single storey and therefore would not appear unduly overbearing or result in the undue loss of light. 13. The proposed development would respect the existing street scene and would be in keeping with the style and design of adjacent properties. 14. The proposed fence would be approximately 2m in height and would provide sufficient screening between Plot 30 and the adjacent housing estate. It is judged that the proposed fence would not adversely affect the amenities of local residents or the character and appearance of the street scene. 15. The parking spaces for Plot 30 would be similar to the adjacent parking spaces and would not disrupt the street scene. 16. Whilst the Highways Division have concerns regarding manoeuvrability into the garage, they are satisfied that there is sufficient off street parking without the use of the garage which would not adversely affect parking and highways safety. 17. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status 18. The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 19. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. 20. The Isle of Man Water and Sewerage Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 23.07.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 24/7/12 ### Determining officer (delete as appropriate) Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer Signed : [Blank] Michael Gallagher Director of Planning and Building Control Signed : [Blank] Sarah Corlett Senior Planning Officer Signed : [Blank] Jennifer Chance Development Control Manager --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/2995-malew-30-knock-rushen-scarlett-garage/documents/1169838*