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24/90938/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90938/B Applicant : Mr & Mrs Richard Halsall Proposal : Demolition of existing rear porch and erection of a rear extension and patio Site Address : Cronnag Bowling Green Road Castletown Isle Of Man IM9 1EB
Principal Planner: Chris Balmer Photo Taken : Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.01.2025 __
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.
C 2. Prior to the occupation of the extension hereby approved the soakaway details as outlined in approved drawing JTM2428-P-02 REV A and DESIGN OF SURFACE WATER SOAKAWAY - SHEET NUMBER 8649/1, 8649/2 & 8649/3 shall be completed and retained thereafter. There must be no discharge of surface water to the main foul sewer.
REASON: to ensure that existing foul sewerage is not adversely affected by the discharge of additional flows.
This application has been recommended for approval for the following reason. 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 2013, not having any significant harm to public or private amenities.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on;
19.08.2024 JTM2428 P 01
19.12.2024 JTM2428 P 02 REV A
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DESIGN OF SURFACE WATER SOAKAWAY - SHEET NUMBER 8649/1, 8649/2 & 8649/3.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services - No objection Manx Utilities - Drainage - No objection/comments received to additional information __
Officer’s Report
1.0 SITE 1.1 The application site is the residential curtilage of Cronnag, Bowling Green Road, Castletown, a single storey bungalow, located on the north western side of Bowling Green Road within a wider housing area of Castletown. Bowling Green Road housing character is made up a of a variety of styles of properties ranging from two storey semi-detached, two storey detached, traditional three storey Victorian terrace properties, 1960/70s styled bungalows, and 1930' to 50's styled semi-detached dwellings.
2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential" use under the Area Plan for the South 2013. The property isn't within a Conservation Area nor a Flood Risk Zone.
2.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
General Policy 2 General Development Considerations
2.3 Residential Design Guidance 2021 provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
3.0 PLANNING HISTORY 3.1 There are no previous applications on this site which are considered material to the consideration of this application.
4.0 PROPOSAL 4.1 The application seeks approval for the demolition of existing rear porch and erection of a rear extension and patio. The rear extension has a rear projection of 4.2m, a width of 6.9m and a ridge height of 5.1m (eves 2.4m). The rear extension would be finished in painted render with a Rosemary tile to match the existing. To the rear gable elevation there are large amounts of glazing with bi-folding doors at ground floor level and glazing above. The applicants have confirmed that the "snug" within the rear elevation would have a vaulted ceiling and therefore the upper gable window and roof lights would serve the snug below, rather than a room in the roof space of the extension.
4.2 Part of the proposal would also see the erection of a rear patio area with glazed balustrades and ramp access down to the adjacent garage / driveway located to the north east of the dwelling house.
5.0 REPRESENTATIONS
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5.1 Castletown Commissioners had not commented at the time of writing.
5.2 Highway Services (27/08/24) No objection; "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."
5.3 Manx Utilities - (02/09/24) Drainage comment that they have no separate SW sewer in the area and they will not permit any SW to be discharged into the combined drainage system. They seek information how the surface water will be drained. The applicants (by way of email dated 12/09/24) provided additional information to explain they would connect to an existing surface water drain at the rear of the property and also submitted percolation tests. The architects submitted a soakaway option / drawing referenced JTM2428-P-02-A within the rear garden (2m3 storm water soakaway) Manx Utilities have not raised any further comment/objections.
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 demolition of the existing rear porch would be acceptable and the proposed extension to the rear elevation, would not be especially apparent from the main public viewpoints, namely given it position to the rear elevation and other properties in the area which would screen the majority of the works from Bowling Green Road. Internally the proposal would use a vaulted ceiling and no accommodation is proposed within the roof space. Irrespective of this, it is considered the proposed; design, scale, form, proportion and finishes are appropriate with the existing property. Accordingly, from these respects the proposal would comply with General Policy 2 and the Residential Design Guide.
6.3 In terms of impacts upon neighbouring amenities, the two properties either side of the site namely Nr 27 and Lea Crest. In relation to Nr 27 which is to the north east of the site, there are two single storey garage along the shared boundary (application site and within Nr 27) which would screen the proposed extension in large parts from nr 27. Overall it is considered the distance, scale of the extension and the two garages in between the extension and Nr 27 would ensure there is no significant impacts upon residential amenities (overlooking, loss of light and/or overbearing impact) to warrant a refusal.
6.4 Regarding the impact upon Lea Crest, again a single storey garage is located within the side/rear of Lea Crest and the new extension would essentially run parallel with this garage. Accordingly, given this and the scale of the extension, it is not considered there would
7.0 CONCLUSION 7.1 Overall, it is considered the proposal would not having any significant impact upon the public or private amenities and would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016, Residential Design Guide 2021 and the Area plan for the South. Therefore it is recommended that the application be approved.
8.0 Right to Appeal and Right to Give Evidence
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);
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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); 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: 28.01.2025
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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