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24/90969/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90969/B Applicant : Mr Dillon Killeen & Miss Autumn Kelly Proposal : Proposed alterations to dwelling including conversion of existing garage to create additional living accommodation Site Address : Jareal Bowling Green Road Castletown Isle Of Man IM9 1EB
Planning Officer: Graham Northern Photo Taken : Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.10.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposals are considered to comply with general Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the following drawings: 03 LOCATION PLAN, received 20.08.2024 04 BLOCK PLAN, received 20.08.2024 02E PROPOSED PLAN AND ELEVATIONS, received 15.10.2024 __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Department of Infrastructure Highways - No objection.
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24/90969/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site is the curtilage of Jareal, Bowling Green Road, Castletown which is an existing bungalow of render construction. The property has front rear eaves levels with side gables and is set back from the highway with a front garden and side driveway. To the rear is a large garage workshop building with opposing eaves/ gables which is linked to the main dwelling via small extension at the rear.
1.2 The street scene is very diverse with this side of the highway having detached bungalows, one and half storey properties and two storey dwellings. To the opposite side of the road are 2 and 3 storey terraced properties.
2.0 THE PROPOSAL 2.1 The application seeks planning approval for the conversion of the existing garage/ workshop into additional living accommodation. The main alterations to the existing garage building will include:
2.2 The existing chimney to the main dwelling is proposed to be removed.
2.3 The accommodation internally will create a kitchen, dining, living and utility room.
3.0 PLANNING POLICY 3.1 The application site is within an area zoned as "Predominantly Residential" on The Area Plan for the South 2013. The site is not within the Conservation Area nor is it recognised as being at any flood risk. Given the nature of the application it is appropriate to consider General Policy 2 of The Isle of Man Strategic Plan 2016
3.2 General Policy 2 states (in part): "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 spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality"
3.3 Environment Policy 22 - unacceptable levels of pollution inc odour
3.4 Residential Design Guide July 2021
4.0 PLANNING HISTORY 4.1 There is no planning history of relevance to this application
5.0 REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.2 LOCAL AUTHORITY
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5.3 STATUTORY BODIES
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property and impacts upon neighbouring amenities.
6.2 The main built footprint is already present on the site and as such the impact of the changes is mainly the alteration of openings and replacement of the link extension.
6.3 In terms of street scene impact the removal of the chimney to the main dwelling will be the most visible and whilst chimneys are common features there are properties in the locality that do not have chimneys and given the property is a bungalow the chimney to the property is of a lower height than surrounding more prominent chimneys. As such its loss is not considered to impact on the street scene. The other alterations are to the rear of the property and not considered to materially impact the street scene. In relation to the flue while it appears to comply with the minimium building control requirements due to the topography and nature of the surrounding buildings, including distances discharges from the flue are not considered to unacceptably harm the amenity of nearby properties.
6.4 The replacement link extension is located centrally at the rear and is single storey in scale and not considered to impact on neighbouring amenity. The windows proposed are at ground floor level and as such are not considered to result in any significant overlooking or privacy impact. The side windows look over the existing garden and are also ground level windows and as such are not considered to impact privacy significantly. The roof lights proposed are at a high level with only the ground level to be used and as such do not impact on amenity.
7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016, Residential Design Guide 2021 and Area Plan for the South, not having any significant public or private amenities and therefore it is recommended that the application be approved.
8.0 RIGHT TO APPEAL 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant);
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o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 15.10.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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