23 April 2019 · Delegated - Head of Development Management (Stephen Butler)
11, Y Vaarney Yiarg, Castletown, Isle Of Man, IM9 1hz
The proposal involves alterations and erection of a single storey rear extension to an existing two-storey semi-detached dwelling in a residential estate in Castletown. The extension measures 5.4m wide, projects 3.8m from the rear, with a flat roof rising from 2.7m eaves to 3m high at the house, featuring a 0.5m roof l…
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The principle of a rear extension in a residential area is acceptable per the general presumption in favour of extensions in built-up areas (Strategic Plan para 8.12.1) and GP2 land-use zoning.
General Policy 2
Requires development in residential zoning to respect site/surroundings in siting/layout/scale/form/design, not adversely affect landscape/townscape character or local residents' amenity. Officer found rear extension's scale (3.8m x 5.4m, 2.7-3m high), chamfered corner, matching brick and distances mitigate impacts despite levels; no significant adverse amenity effects.
Paragraph 8.12.1 of the Isle of Man Strategic Plan
General presumption in favour of extensions in built-up areas without adverse impact on adjacent properties or surroundings. Principle accepted; specific impacts assessed acceptable after amendments and against PDO benchmarks.
Town and Country Planning (Permitted Development) Order 2012 - Class 14 Extension of dwellinghouse
Allows extensions up to 15sqm floorspace, 4m height, 1m from boundary with matching finishes. Proposal similar scale but closer to boundary (0.9m) and lower height; used as benchmark showing even greater PDO development possible without refusal.
IoM Residential Design Guide - 7.3 Loss of Light/Overshadowing
25-degree rule from 2m point on neighbour window; proposal complies for No.12 kitchen. Considers sun path, levels (higher sites more impactful), habitable rooms/gardens. Level differences noted but mitigated by design/distances.
Time limit
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.
No Highways interest
Two neighbouring residents strongly object to the single storey rear extension at 11 Y Vaarney Yiarg due to loss of light, privacy, noise, disturbance, and overlooking.
Key concern: loss of light to adjacent kitchen window and patio due to close proximity and height
Mrs S Noon
ObjectionI still strongly object against this planning application; this is going to impact my privacy drastically, I will be overlooked; Without doubt this extension will cause Loss of Light and overshadowing
Mr Dave Moore
Objectionthis new build will effectively block off the window into my kitchen considerably reducing the light; the distance between the two to be two feet; I feel I may as well brick up my window
