Erection of a dwelling with integral garage (Amendment to PA 11/01170/B)
Site Address:
Plot 17 Knock Rushen Scarlett Road Castletown Isle Of Man IM9 1TQ
Officer's Report
The Site
The site is the curtilage of an approved plot within a developing estate to the south west of Castletown centre. The estate comprises 41 new dwellings and the conversion of barns to further dwelling units. The plot 17 which is the subject of this application sits along the western boundary of the site.
The property approved on the plot is two storey detached property which faces towards the west and with a detached garage.
Planning Status
The site lies within an area designated on the Castletown Local Plan of 1991 as Predominantly Residential. On the draft Southern Area Plan which was published in January, 2011 the site is identified as Residential with an area of Public Open Space and a site of archaeological interest in the north western corner.
Planning History
There have been a number of planning permissions which have been granted for the development of the estate. Site specifically (Plot 17) a recent application 11/01170/B was recent approved for the erection of a dwelling with integral garage.
The Proposal
The application seeks approval for the erection of a dwelling with integral garage (Amendment to PA 11/01170/B).
The footprint and siting of the dwelling is very similar to the previous approval, with the exception of a single storey rear extension which would run along the boundary with plot 16. The proposal would replace a single storey outlet which formed a utility room.
The rear extension would have a depth of 4.8 metres, a width of 9 metres and a height of 3.1 metres (3.6 metres when measured from neighbouring ground level of plot 16).
Representations
Castletown Commissioners indicate that they have no objection
Case Officer:
Mr Chris Balmer
Photo Taken:
23.01.2012
Site Visit:
23.01.2012
Expected Decision Level:
Officer Delegation
The Planning Authority has received no privately written representations objecting to the proposal.
Assessment
In terms of design, size, proportion and massing the side extension would be in keeping with the existing property and dwellings throughout the new housing estate.
The proposed changes do not adversely affect the character or appearance of the property nor do they affect the impact of the dwelling within the street scene.
The main issue to consider is the potential impact the rear extension would have upon the residential amenities of future occupants of the neighbouring property (plot 16). As stated previously the rear extension would be position on the boundary shared with plot 16 and would have a rear projection of 4.6 metres.
There were initial concerns on the amenity levels of future occupants (plot 16) as the proposal could cause a 'tunnelling effect' to the aspect from the rear windows (kitchen) and causing an overbearing impact. Furthermore, the neighbouring rear garden/patio could feel very enclosed.
However after discussions these issues with the applicant and visiting the site again and within the dwelling of plot 16, it is considered that these impacts are not sufficient to warrant refusal of the application and in conclusions it is considered that the proposal is acceptable.
The rear windows serve a kitchen/living area which also benefits from windows within the front elevation which provide the main source of light and outlook. Consequently, the rear windows are not the only source of outlook or light for this room. Discussions with the applicants also highlighted that the side elevation of the extension facing plot 16 would be painted render (white) which will help reflect light.
In terms of the impact to the rear garden patio area, it is considered whilst the proposal would have an impact, it is not significant enough to warrant a refusal on the grounds mention previously.
Regarding the size of dwelling, design and massing it is considered that the proposal would not have an adverse impact upon neighbouring properties, given the size of the dwelling, orientation, and distance from neighbouring properties.
Recommendation
Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
Party Status
The local authority 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.
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
Date of Recommendation: 27.01.2012
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 approval relates to the erection of a dwelling with integral garage as proposed in the submitted documents and drawings 919-01, 919-02 and 919-03 all received on 12th December 2011.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. The dwelling may not be occupied until such times as the estate road has been constructed to at least base course level and adequately lit from the junction of the adopted highway up to the access of the dwelling to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 5. The dwelling may not be occupied until the parking facilities and vehicular access(es) have been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority before being brought into use and such facilities must be thereafter so retained.
C 6. No works may commence upon the construction of the penultimate dwelling within the estate until such times as the estate road has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 7. The windows in the approved dwelling must be installed as shown and described in the approved plans and may not be replaced, other than by windows identical to these, without the prior written permission of the Planning Authority.
C 8. The approved dwelling and garaging must be finished in accordance with the schedule of finishes approved under PA 04/02083 in response to condition 7 of that approval.
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 : 30-1-12
Determining officer (delete as appropriate)
Signed : S. Showett Anthony Holmes Senior Planning Officer Signed : Sarah Corlett Michael Gallagher Director of Planning and Building Control Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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