19/00843/BRefused

26 September 2019 · Delegated - Principal Planner Chris Balmer

Alterations, erection of rear first floor extension and installation of dormer windows

21, Kissack Road, Castletown, Isle Of Man, IM9 1nw

Received25 Jul 2019

Validated5 Aug 2019

Consultation26 Aug 2019

Decided26 Sept 2019

2 months

Received25 Jul 2019

Validated5 Aug 2019

Consultation26 Aug 2019

Decided26 Sept 2019

2 months

Why was this refused?

design and appearance of flat-roofed extension
visibility from public roads (Kissack and Scarlett Roads)
compliance with GP2 and Residential Design Guidance
streetscene and townscape character
precedent of existing flat-roofed annex
no neighbour amenity impact

The application sought permission to extend an existing single-storey flat-roofed rear annex upwards to two storeys with matching render and light cladding, add flat-roofed dormers to front and rear elevations in cladding, and alter side and rear windows/doors including a Juliet balcony.

Refusal Reasons

✗General Policy 2 of the Strategic Plan requires that development has an acceptable impact on the surrounding area and this is further guided by the Department's Residential Design Guidance adopted in March 2019. This clearly presumes against flat roofed extensions and annexes which do not follow the style and design of the buildings to which they would be attached, particularly where the works would be publicly visible. In this case, the two storey flat roofed extension would be visible from both Kissack and Scarlett Roads and would appear as an incongruous and clumsy addition to the built fabric. The rear extension is therefore contrary to GP2b, c and g.

Documents (6)

Officer Report Decision Notice Application Form

DEC Decision Notice

DEC Officer Report

APL Proposed Plans and Elevations

25 Jul 191pp

📄

CON Highway Reponse

25 Jul 191pp

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Decision & Reasoning

Refused26 September 2019

The officer assessed the proposal against General Policy 2 (GP2) of the Strategic Plan, which requires development to respect the site and surroundings in terms of siting, layout, scale, form, design …

Policies Assessed (1)

GP2

General Policy 2

GP2 permits development in residential zoning if it respects site/surroundings in siting, layout, scale, form, design (b), does not adversely affect townscape character (c), and does not harm local residents' amenity or locality character (g). The officer tested the flat-roofed extension's scale, form, and design against this, finding it visible from public roads and failing to respect the streetscene due to its clumsy appearance, unlike more modest existing features.

Public Comments (1)

SupportHighway Services(statutory consultee)

no highway interest in the application

Consultation Responses

Department of Infrastructure (DOI) Highways Division responded with No Highways Interest (NHI) on 09.08.19, indicating no highways concerns for the proposed alterations, rear first floor extension, and dormer windows at 21 Kissack Road, Castletown.

Department of Infrastructure (DOI) Highways Division

No Objection

No Highways Interest; NHI on 09.08.19

Why was this refused?

design and appearance of flat-roofed extension

visibility from public roads (Kissack and Scarlett Roads)

compliance with GP2 and Residential Design Guidance

streetscene and townscape character

precedent of existing flat-roofed annex

no neighbour amenity impact