**Document:** Planning Officer Report **Application:** 12/00066/B — Erection of a detached garage **Decision:** Permitted **Decision Date:** 2012-03-02 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2203-malew-knock-rushen-scarlett-road-garage/documents/1264357 --- # Planning Officer Report [Table omitted in markdown export] ### Officer's Report #### The Site 1. The site is the residential curtilage of an approved dwelling situated with the Knock Rushen residential development of 41 dwellings and further dwellings created through the conversion of barns within the site. The estate is well progressed with a number of purchasers seeking modification of the approved schemes on a number of the plots. 2. The application site is a plot which bounds the south western boundary of the site. The dwelling is a semi-detached dwelling, the pair being sited at the south western end of the site with relatively long front gardens - 10m to the estate road. The house is a three storey dwelling with decorative quoins on the southern gable. As originally permitted the house had an integral garage and this received permission to be converted to living accommodation under PA 11/1524. 3. The plot lies on the left as one enters the estate: immediately on the right is the converted barn which is very close to the road and to the north of the site on plots 4 and 5 there is a small block of four garages which are set back 2m from the estate road. The dwelling on plot one as originally approved had a hipped roofed garage in the front garden area alongside the estate road and subsequent revisions have retained a garage in this position (PAs 09/1335, 10/0600, 11/1584 and 12/0113). #### The Proposal 4. Proposed is the construction of a hipped roofed garage in front of the dwelling. This will be 6.5m by 6.1m, 2.3m to the eaves and 4.5m to the top of the roof. The walls will be stone with a rendered plinth up to 500mm above ground level and the roof finished in imitation slate. The garage door will face the estate road. The garage will be set back from the road by 1.2m from the road. #### Planning Status And Policy 5. The site lies within an area of Residential use on both the Castletown Local Plan of 1990 and the draft Southern Area Plan of 2011 which has been the subject of a public inquiry. 6. As such, the provisions of General Policy 2 are applicable as follows: "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: [Table omitted in markdown export] b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse effect on road safety or traffic flows on the local highways; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan." ### Planning History 7. Planning permission was sought and granted for the erection of a dwelling on this plot under PA 04/2083 which approved the whole of the estate. Modifications to the approved dwelling were approved on this plot under PAs 09/1335, 09/1949, 11/1523 and 11/1524. PA 11/1523 proposed the erection of a detached garage alongside plot 33 to serve plot 2, following the proposal to convert the integral garage on plot 2 into living accommodation. This application was withdrawn prior to a decision being taken, with an indication from the Planning Office that the application would not be likely to be looked upon favourably, being some distance from the plot with which it would be associated. ### Representations 8. Castletown Commissioners and the Highways and Traffic Division indicate that they do not object to the application ### Assessment 9. The proposal will reduce the open aspect of the current front garden and will introduce a sizeable structure into the front garden which could be considered to be overdevelopment of the plot and interrupting an otherwise open area. However, this estate is not governed by strict building lines or very similar buildings, but is more of a flow of complementary structures of varying design and massing and there are a number of plots which accommodate garage buildings in the front garden, creating an interesting and varied building line and streetscenten. Planning permission has been granted a number of times for a very similar building on plot 1 and there are garages approved in front of plots to the north. 10. As such, it is not considered that the proposed garage would result in overdevelopment of the site or a detrimental impact on the streetscenten. 11. In respect of the impact on neighbours' amenities, the garage will be sited in a side of the front garden which is furthest from number 3 and as such will not affect the outlook from this neighbouring property. Plot 1 to the south has no outlook directly towards the garage and as such their outlook will not be detrimentally affected by the proposal. ### Party Status 12. The local authority, Castletown Commissioners are, 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. 13. 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. ### Recommendation Recommended Decision: Permitted ## 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. This permission relates to the erection of a garage as shown in drawing 914-01 received on 19th January, 2012. 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 : 21/3/12 ### Determining officer (delete as appropriate) Signed : Q. H. O. S. Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ 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/2203-malew-knock-rushen-scarlett-road-garage/documents/1264357*