**Document:** Planning Officer Report **Application:** 11/01584/B — Erection of a dwelling with detached garage **Decision:** Permitted **Decision Date:** 2012-01-12 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1946-malew-knock-rushen-new-build-garage/documents/1260888 --- # Planning Officer Report [Table omitted in markdown export] ### Officer's Report #### The Application Site 1. The application site is the approved residential curtilage of plot 1 Knock Rushen, a developing estate comprising of 41 dwellings at the end of Scarlett Road, Castletown. The site has approval for the construction of a detached dwelling on it with a double garage and two parking spaces. 2. Knock Rushen House is sited south east to plot 1 with a boundary of hedgerow and trees and north west of the plot are three storey semi-detached dwellings and adjacent are two storey semi detached dwellings. The site is accessed from the end of Scarlett road which consists of dormer bungalow and bungalow type dwellings. #### The Proposal 3. Proposed is the the erection of a dwelling type with a detached garage as an alternative to the approved scheme. #### Planning History 4. The application site has been the subject of a number of previous planning applications, three of which are considered specifically material to the assessment of this current planning application, all applications were previously approved: PA 09/01335/B: Residential development comprising of 41 dwellings and the conversion of existing barns into four dwellings (Comprising amendments to PA 04/02083/B). PA 10/00600/B: Revised house position on previously approved plot. This application was for a three store dwelling that had previously been approved but in a revised position of being turned 90 degrees so that the side of the house will be facing towards Knock Rushen House and the garaging moved from the front of the site to the side alongside the boundary with Knock Rushen House. [Table omitted in markdown export] ## Planning Policy 5. The application site is within an area of Predominantly Residential use on the Castletown Local Plan Order 1990. There are two policies with the Written Statement that accompanies the local plan considered relevant to the assessment of this planning application: ### Policy 5.2 states: "Two areas were zoned for development on the 1982 Development Plan:- i) an area immediately north-west of The Buchan School at Red Gap; and ii) a major area to the south west of the Town, limited by the farm access roads. Approximately half of i) has been developed for office use, leaving approximately 4 acres for residential development. A substantial part of ii) lies outside of the town boundary". ### Policy 5.3 states: "Development of area (ii) at Knock Rushen should be limited to that part which lies within the town boundary. The development of the remainder is under consideration in the preparation of the sector plan for the south of the Island. The area which is to be developed must be the subject of an overall scheme in which includes comprehensive proposals for landscaping, open space provision, and building design criteria. Piecemeal development will not be permitted". 6. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application: #### General Policy 2 states: "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." ## Representations 7. Board of Castletown Town Commissioners have no objection to the planning application. 8. Mr and Mrs G & M.V. Crossley-Meates of Knock Rushen House wish to lodge an interest in this planning application. ## Assessment 9. The planning application seeks approval for the construction of an alternative house type from a three storey dwelling to a bungalow with the rear annex containing a room within the roof. The proposed garage location is retained to rear of the dwelling adjacent to Knock Rushen House boundary as previously approved. The design scheme for the bungalow replicates that of the plan for the three storey dwelling previously approved. The pitched roof will continue to use imitation slack, natural stonework will be used on the front of the elevation with S/C render being used for the sides and rear elevations. The front elevation of the bungalow is stone clad and detailed in line with the rest of Knock Rushen. In conjunction with this the proposed development is at the end of an estate, on Scarlett Road of modern dormer bungalows and bungalow type dwellings, the proposed development is a dormer bungalow so will fit in with the character and visual design of the surrounding area. These changes of the proposal will unlikely be perceivable from the longer public view and from within the estate and the houses. 10. The previous proposed plan for the three storey dwelling shows that two trees were to be felled on the eastern edge of the site, the new proposed plan shows that four trees are to be felled. However planting four new trees are proposed to replace those that could not be retained. Hedge planting to the existing boundary wall, south west of the proposed dwelling, is to be Holm Oak (Quercus Ilex) to match that existing in Knock Rushen House. The existing sycamore tree on the eastern side of the plot is to be retained. The hedge planting proposed along this boundary will be used as hedging as well as for free-standing species along with a 2200mm high living ivy screen panel to be erected in front of the existing wall. 11. In terms of impact of the proposed development on Knock Rushen House, the proposal offers more privacy for the residents of Knock Rushen House and as the bungalow is a lower height, from the previously approved three storey dwelling at 8.9m to the 2 storey bungalow at 6.95m, and will not intrude as much as that of the previously approved three storey dwelling for Plot 1. It will also have a positive impact on the outlook from Plot 45 adjacing to Plot 1. In this instance the proposal does not adversely affect the enjoyment of existing properties within the surrounding area and respects the landscape of the buildings, space and environment. The proposal poses no harm to highway safety. The proposal is in accordance with Policies 5.2, 5.3 and 7.10 of the Castletown Local Plan 1990 and General Policy 2 of the Isle of Man Strategic Policy Plan 2007. 12. The proposal is not considered to affect any other obvious material planning consideration. ## Recommendation 13. It is recommended that the planning application be permitted. ## Party Status 14. The local authority is, Castletown Town Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. 15. Mr and Mrs G & M.T. of Knock Rushen House are immediately alongside the proposed dwelling and as such should be afforded party status. ## Recommendation Recommended Decision: Date of Recommendation: 21.12.2011 --- ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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. This approval relates to drawing numbers 914-01, 914-02 and 914-03, Aerial Photo showing proposed bungalow and Photo showing roof line of Plot 1 bungalow date stamped 11th November 2011. C 3. Prior to the commencement of works on the excavation for or the building of the approved dwelling, the trees shown as being retained must be adequately fenced off and protected from damage during the construction of the dwelling. Such fencing must be erected so as to protect the roots (generally directly underneath the drip line of the branches) and once erected, no material or vehicles may be stored or parked within the protected area, nor excavations undertaken. 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: Date: 11/1/12 Determining officer (delete as appropriate) Signed: [Handwritten Signature] Anthony Holmes Senior Planning Officer Signed: [Handwritten Signature] Michael Gallagher Director of Planning and Building Control Signed: [Handwritten Signature] Sarah Corlett Senior Planning Officer Signed: [Handwritten Signature] 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/1946-malew-knock-rushen-new-build-garage/documents/1260888*