Officer Report and Recommendation

Officer's Report

Application No.:	12/00821/B
Applicant:	Mr Bob Smith & Mrs Dominie Smith
Proposal:	Erection of a single storey extension to rear elevation
Site Address:	61 Arbory Street Castletown Isle Of Man IM9 1LL
Case Officer:	Mr Chris Balmer
Photo Taken:	20.06.2012
Site Visit:	20.06.2012
Expected Decision Level:	Officer Delegation

1.0 Site

1.1 The site represents the curtilage of 61 Arbory Street, Castletown which is part of a row of two and three storey terraced properties (end terrace), located on the southern side of Arbory Street and directly south of the road junction to The Crofts.

1.2 The property is a traditional two storey property (dormer accommodation within the roof space) finished with painted render and uPVC sliding sash windows. A side access lane runs along the western gable end of the property and gives as from Arbory street to the rear yard of the property and the neighbouring property Nr 1 Arbory Road.

2.0 Proposal

2.1 The application seeks approval for erection of a single storey extension to rear elevation. The proposed extension would have a rear projection of 3.5 metres, a width of 4.6 metres and a maximum height of 3 metres (eaves 2 metres). The extension would be sited between the two existing boundary walls of the site which current act to enclose the rear yard area.

3.0 Land Use Zoing / Planning Policies

3.1 The site lies within an area designated as Residential on the Castletown Local Plan of 1991 and the Modified Draft Southern Area Plan. The site also lies within Castletown's Conservation Area.

3.2 Due to the zoning of the site the following policies are relevant for consideration:-

"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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;

• (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;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Environment

Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.0 Planning History

4.1 There following previous planning applications are considered relevant in the assessment and determination of this application:-

Installation of replacement windows - 07/01158/B – APPROVED

Alterations to dwelling including demolition of kitchen outlet and installation of timber sliding sash windows to replace existing - 02/00368/B - APPROVED

5.0 Representations

5.1 Castletown Commissioners and the Highway Division have no objection to the proposal. 5.2 The Water and Sewerage Authority make no comments on the merits of the application but ask for an informative note be attached. 5.3 The Planning Authority has received no privately written representations objecting to the proposal.

6.0 Assessment

6.1 As the site is within a Conservation Area Environment Policy 35 is relevant for consideration. This policy states that development will only be permitted which would preserve or enhance the character or appearance of the Area. 6.2 Therefore the question is whether this proposal would protect or enhance the appearance of the conservation area. The proposal is single storey set to the rear of the property. Consequently, the extension will not be apparent from public view and therefore would have no impacts upon the visual amenities of the street scene or Conservation Area. 6.3 The Conservation Officer has no objection to the proposal. 6.4 In terms of potential impact upon neighbouring amenities (loss of light, overbearing impact upon outlook, overlooking resulting in a loss of privacy), namely Nr 59 Arbory Street and 1 Arbory Road, it is considered given the extensions limited height, size, siting and given the existing boundary structures/walls, the proposal would not have a significant impact upon the neighbouring amenities to warrant a refusal.

7.0 Recommendation

7.1 In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).

8.0 Party Status

8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Castletown Commissioners

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.

8.3 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status:

The Water and Sewerage Authority

Recommendation
Recommended Decision: Permitted
Date of Recommendation: 10.07.2012

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 approval relates to the erection of a single storey extension to rear elevation as proposed in the submitted documents and drawings P01, P02 and P03 all received on 5th June 2012.

C 3. The external finishes of the extension must match those of the existing building in all respects.

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 : 11/7/12

Determining officer (delete as appropriate)

Signed : _________________________ 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