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Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The site represents the curtilage of 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 1 is the subject of this application sits along the southern boundary of the site.
1.2 The plot has benefited from two approvals (09/01335/B and 10/00600/B) each with a similar designed and sized property but orientated in different positions. The first approval result in the dwelling facing in a northerly direction, whilst the second application faced an easterly direction.
1.3 The proposal now under consideration is very similar in design, size, orientation and footprint as the last approval (10/00600/B).
2.1 The site lies within an area designated on the Castletown Local Plan of 1991 as Predominantly Residential. On the Modified draft Southern Area Plan the site is identified as Residential with an area of Public Open Space and a site of archaeological interest in the north western corner.
3.1 Now proposed is the erection of a dwelling with detached garage similar to that already approved on the plot. The footprint and siting is very similar to the previous approval. What differs is the rear single storey extension which has been granted approval previously has now been enlarged. The proposal would have a width of 9.3 metres, a depth of 6.7 metres and a height of 3.2 metres. The proposal would have a flat roof to enable the roof to be used as a roof terrace. Around the terrace clear glass balustrades would be erected to a height of 1.1 metres along the south west elevation (rear). Along the northeast and southeast elevations of the terrace, it is proposed to erect a 1.5 metre high rendered wall with a 0.5 metre high solid cedar panel (overall height of 2 metres).
3.2 The scheme also proposes slight changes to the rear windows fenestration, having more larger and contemporary glazing to the ground and first floor. Windows within the northern elevation have also been removed, whilst additional windows have been added to
| Application No.: | 12/00113/B |
| Applicant: | Hartford Homes Ltd |
| Proposal: | Erection of a detached dwelling with detached garage (Amendments to 10/00600/B) |
| Site Address: | Plot 1 Knock Rushen Scarlett Road Castletown Isle Of Man IM9 1TQ |
the southern elevations. The overall, size and height of the main dwelling house remains as previously approved.
4.1 There have been a number of previous planning applications for the estate; however, site specifically the following application is considered relevant in the assessment and determination of this application:-
4.2 Erection of a dwelling with detached garage (BUNGALOW) - 11/01584/B – APPROVED
4.3 Revised house position on previously approved plot - 10/00600/B – APPROVED
5.1 Castletown Commissioners and the Highway Division have approved the application.
5.2 The owners/occupants of Knock Rushen House, Scarlett, Castletown have indicated they are in discussions with the developers regarding the application and it may be necessary for them to object to the application.
6.1 In terms of design, size, proportion and massing the extensions & alterations proposed from the front elevation would not be overly apparent give their positions to the rear. A small section of the 2 metre high render wall/cedar screening around the 1st floor roof terrace could be partially apparent, although from the street scene the existing double garage which is forward of the dwelling (has been constructed) would screen the majority of views.
6.2 The dwelling from Scarlet Road to the southwest of the site will be apparent, although due to the distance and landscaping in the area the ground floor and the rear single storey extension would be very well screened from public view from Scarlet Road. The 1st floor and 2nd floor of the property would be apparent but again the proposed window fenestrations would be acceptable.
6.3 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.
6.4 In terms of the potential impacts upon neighbouring properties the main dwelling has already benefited from planning approval on this footprint and size. Consequently, this issue has previously been assessed and considered the proposal would not have a significant impact upon residential amenities.
6.5 The introduction of a roof terrace does need additional consideration. Generally roof terraces can cause concern of overlooking resulting in a loss of privacy to neighbours. In this case Knock Rushen House to the southeast of the site would potential be the property most likely to be affected. However, to overcome this issue the applicants have proposed a 1.5 metre high render wall with 0.5 cedar boarding above, along the southeast boundary of the terrace to prevent any overlooking. The majority of trees along the boundary shared with Knock Rushen House are to be retained and a 2.2 metres high slated cedar fence in front of the existing wall is to be erected along part of the boundary wall. Furthermore, hedge planting along the excising boundary wall is to be plated to match existing in Knock Rushen House. It is considered all these features would prevent any substantial overlooking from either ground floor or first floor windows/terrace.
7.1 Overall, it is considered the proposals would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Castletown Commissioners The owners/occupants of Knock Rushen House, Scarlett, Castletown
8.2 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.
Recommended Decision: Permitted
Date of Recommendation: 16.03.2012
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of a detached dwelling with detached garage (Amendments to 10/00600/B) as proposed in the submitted documents and drawings 910-01, 910-02 and 910-03 REV A received on 26th January 2012 and 16th February 2012.
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.
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.
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.
C 9. 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 nor vehicles may be stored or parked within the protected area, nor excavations undertaken.
C 10. The proposed hedge planting and fencing must be introduced / erected prior to the occupation of the approved dwelling.
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 : 16/3/12
Determining officer (delete as appropriate)
Signed : A. Munn 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
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