Loading document...
==== PAGE 1 ====
17/00069/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00069/B Applicant : Mr Mark Smith & Mrs Shannon Smith Proposal : Single storey extension to rear of property Site Address : 21 Kissack Road Castletown Isle Of Man IM9 1NW
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing semi-detached dwelling situated on the south eastern side of Kissack Road, approximately half way down. The property fronts onto Kissack Road and backs onto the rears of 34 and 36, Scarlett Road. The plot extends behind the rear of 19 Kissack Road and abuts a pedestrian lane which links Kissack Road with Scarlett Road and an area of lock up garaging to the rear of Scarlett Close.
1.2 The property is a simple, single storey property whose neighbour, number 23, has a rear extensions which is built close to the mutual boundary with the application property. Both properties have flat roofed garages to the side, set back from the frontage. Number 23 has a flat roofed dormer on the front and rear pitches.
1.3 The site plan for some reason shows all the neighbours as number 25 which they are not. The property sits between numbers 23 to the south and 19 to the north.
THE PROPOSAL 2.1 Proposed is the erection of a rear extension which will be set 2.9m from the boundary with number 23, to create an additional bedroom. The extension will be flush with the side gable of the property and will project from the rear elevation by 4m, the same as the rear projection at number 23. Internally within the garage, a new pedestrian access will be created to get from the garage to the rear garden.
2.2 The extension will be flat roofed at a height just higher than the eaves level of the main house (500mm) and will have a window looking out into the rear garden and patio doors in the side looking towards the boundary with number 23. A new set of patio doors are proposed in the rear elevation alongside the new extension in place of an existing window.
PLANNING POLICY 3.1 The site lies within an area on the Area Plan as Residential. As such, the provisions of the Strategic Plan as follows:
Paragraph 8.12.1 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".
==== PAGE 2 ====
17/00069/B
Page 2 of 3
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:
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 and g) does not affect adversely the amenity of local residents or the character of the locality."
REPRESENTATIONS 4.1 Highway Services indicate that they have no interest in the application (15.02.17).
PLANNING HISTORY 5.1 There have been no previous applications on this site.
ASSESSMENT 6.1 The issues here are whether the proposed extension and alterations would adversely affect the character and appearance of the property and whether there would be any adverse impact on the living conditions of those in nearby property.
6.2 The proposed extension is not particularly attractive but not completely out of keeping with the property which already has a flat roofed annex to the side. The rear of the property is not particularly publicly visible and the impact from adjacent residential property will be little different from what presently exists.
6.3 In terms of impact on neighbours, the extension will have a similar impact to the approved and existing extension at number 23 in terms of its mass but is set back much further from the mutual boundary and for that reason would have a reduced impact. It is considered that the extension will be sufficiently distant from neighbouring property so as not to result in any adverse impact.
6.4 The application is considered to accord with the requirements of General Policy 2 and is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.02.2017
==== PAGE 3 ====
17/00069/B
Page 3 of 3
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This decision relates to drawings 1364.1, 1364.2, 1364.3 and the location plan all received on 23rd January, 2017.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 13.03.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal