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20/00468/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00468/B Applicant : Miss Samantha Morton Proposal : Erection of replacement porch extension Site Address : 17 Kissack Road Castletown Isle Of Man IM9 1NP
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.07.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions C 1. 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.
This application has been recommended for approval for the following reason. The application meets with the test of General Policy 2 of the Isle of Man Strategic Plan 2016 and accords with the principles of the Residential Design Guidance 2019.
Plans/Drawings/Information;
This approval relates to drawing numbers 01, 02 and 03 all date stamped and received 04/05/2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is the curtilage of 17 Kissack Road, Castletown a detached single storey dwelling with additional living accommodation. The dwelling sits on the eastern side of the road abutting the rear boundary is a number of garages which are accessed from the Scarlet Road.
1.2 The application dwelling has an attached flat roof garage and separate flat roof glazed porch/conservatory on the southernmost gable. Running between number 17 and number 19 is a
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20/00468/B Page 2 of 3
public footpath which connects Kissack Road to Scarlet Road, each house is bound from the lane by a tall masonry wall.
THE PROPOSAL 2.1 The application seeks approval for the removal of the existing flat roof porch and its replacement with a new flat roof masonry built porch projecting 2.2m from the side elevation x 2.8m long x 2.8m high. The proposed rear porch to be installed with a single access door and two glazed side panel windows on the elevation facing the boundary wall.
2.2 The extension is to be finished to match the render of the main house and installed with a small roof tunnel above.
PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, most recent was in 2015 where approval was granted for a number of works facilitating the creation of living accommodation at first floor and the erection of a front porch approved under 15/00890/B.
PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South 2013 as Residential and it is not within a Conservation Area. As such, General Policy 2 of the Strategic Plan is relevant along with the general guidance set out in the Residential Design Guide 2019 in relation to extensions to existing dwellings:
4.2 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: 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; 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;
4.3 Residential Design Guide 2019: "3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners - no comments received as of 08/07/2020).
5.2 Department of Infrastructure Highway Services - No Highways Interest (27/05/2020).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The proposed flat roof extension is to replace an existing glazed flat roof porch/conservatory, although not matching the pitch roof finish of the main dwelling as preferred in the Residential Design Guidance, the use of a flat roof on this relatively small porch situated towards the rear of the dwelling would not be so out of keeping, given that in this specific residential area the use of flat roofs is fairly common, including the dwellings own attached flat roof
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20/00468/B Page 3 of 3
garage beyond which the porch is to sit and looking in the vicinity towards the flat roof garages positioned along the rear boundary.
6.2 Compared with the fairly lightweight glazed structure of the existing conservatory the proposed porch is likely to be more noticeable, although it's positioning behind the existing boundary wall and towards the rear of the garage and dwelling will help to limit its prominence, particularly from key public views from the main estate road or Scarlett Road, and the distance between the dwelling and No.19 and over the public footpath, will likely limit any overbearing or amenity impacts on their general living conditions and no new highway issues are expected on the use of the footpath.
CONCLUSION 7.1 For the reasons set out above, the proposed development is deemed acceptable and considered to meet with the test of General Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guide.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 09.07.2020
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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