APL Statement

Planning Statement

Daniel Reid Fraser Reid Design Limited

Planning Statement

For: Residential Extension

At: 4 Reayrt Ny Cashtal, Castletown, Isle of Man, IM9 1BY

• 1.0 Introduction
• 1.1 This planning statement is submitted in support of a planning application for a proposed single-storey extension to an existing residential dwelling.
• 1.2 The proposed extension will add 23.5m² to the existing property, providing additional living space that is essential for the current and future needs of the residents.
• 1.3 This statement will detail the existing site conditions, the nature of the proposed extension, and the relevant planning policies and design guidance that have been considered in the development of this proposal.

• 2.0 Existing Site
• 2.1 The existing site is a residential property located at 4 Reayrt Ny Cashtal, Castletown. It is accessed off the A5 main road onto King William’s Way with a North West orientation.
• 2.2 The dwelling is semi-detached and currently comprises 3 bedrooms, a living room, kitchen, and bathroom facilities. The third bedroom is under 6m2 in area and cannot functionally be used as a bedroom due to it’s small size.
• 2.3 The property sits on a 233m2 approx rectangular plot, with a garden space at the rear that is primarily laid to lawn and a driveway area to the side. All the surrounding properties have a similar layout.
• 2.4 The surrounding area is predominantly residential, with properties of similar size and character. The dwelling is well-integrated into the existing streetscape, with access provided via King William’s Way off the main A5 road. The site is not located within a conservation area, nor is it a listed building. There are no known environmental constraints on the site, such as flood risk zones or protected trees.

• 2.5 There are existing vehicle parking spaces on the site, which will remain unchanged and will not be impacted by the proposed extension.
• 2.6 The site sits within an area designated as predominantly residential on Map 5, Castletown of the Isle of Man Area Plan for the South.

• 3.0 Proposal
• 3.1 The proposed development involves the construction of a single-storey extension of 23.5m² to the rear of the existing dwelling.
• 3.2 The extension is designed to accommodate an additional functional bedroom and a small snug area and will match the architectural style and materials of the existing building to ensure a seamless integration with the current structure. Key features of the proposal include:
• 3.3 Footprint and Layout: The extension will have a footprint of 23.5m², which represents a 22.6% increase in the total floor area of the existing dwelling, which currently has a floor area of 104m².
• 3.4 Height and Scale: The extension will be single-storey, with a lean to roof design. The roof where it runs past the side of the house will become double pitched to maintain a uniform appearance with the existing.
• 3.5 Design and Materials: The design will replicate key elements of the existing structure, including the use of rendered walls, tiles roof and white uPVC windows and doors. Windows and doors will be in keeping with the existing fenestration pattern.
• 3.6 Additionally, a twin-walled flue for a new multi-fuel burner will be installed, with a black matt finish to ensure it does not detract from the overall aesthetic of the building.
• 3.7 Amenity Impact: The extension is designed to have minimal impact on the amenity of neighboring properties, with no overlooking windows and sufficient boundary treatment to ensure privacy. The proposal has been carefully considered to ensure it is not detrimental to the surroundings and will not have any adverse impact on the character or appearance of the area.

4. Relevant Planning Policies

• 4.1 The proposal has been developed in accordance with the Isle of Man Strategic Plan 2016 and the Isle of Man Residential Design Guidance 2021. The following policies are particularly relevant: Isle of Man Strategic Plan 2016

• 4.2 Policy RES-1 (Residential Development): Supports the enhancement of existing residential properties to meet modern living standards, provided that proposals respect the character and appearance of the local area. The proposed extension is consistent with this policy, as it will enhance the functionality of the dwelling while maintaining the architectural character of the area.
• 4.3 Policy ENV-2 (Design Quality and Place Making): Requires that new developments contribute positively to the built environment. The proposed extension has been carefully designed to complement the existing dwelling and the surrounding area, in line with this policy.
• 4.4 General Policy 2 (GP2 - General Development Principles): This policy requires that new development proposals should contribute positively to the character of the area, not lead to the overdevelopment of the site, and ensure that the amenity of adjacent properties is protected. The proposed extension adheres to these principles by maintaining the residential character of the area, respecting the scale and massing of the existing dwelling, and ensuring that the amenity of neighboring properties is not compromised. Furthermore, the existing vehicle parking spaces will remain unaffected, maintaining the current level of off-street parking provision. Isle of Man Residential Design Guidance 2021

• 4.5 Guideline 3.1 (Scale and Massing): The extension has been designed to ensure that its scale and massing are appropriate for the existing dwelling and the surrounding properties. The single-storey nature of the extension ensures it remains subordinate to the main house.

• 4.6 Guideline 3.2 (Materials and Detailing): The choice of materials and architectural

detailing has been guided by the Residential Design Guidance, ensuring consistency with the existing building and contributing to the overall quality of the streetscape.

• 4.7 Guideline 4.1 (Amenity and Privacy): The design takes into account the amenity and privacy of neighboring properties, ensuring that the extension does not result in any significant loss of light or privacy.
• 4.8 Guideline 4.2 (The 45-Degree Rule): The proposal adheres to the 45-degree rule, which is designed to protect the light and outlook of neighboring properties. The extension has been carefully positioned so that it does not intrude into the 45-degree angle from the nearest habitable room windows of adjacent properties, thereby ensuring that there is no significant impact on the natural light available to these rooms.

5.0 Conclusion

• 5.1 The proposed single-storey extension is a well-considered addition to the existing dwelling, designed to meet the evolving needs of the occupants while respecting the character of the local area.
• 5.2 The proposal aligns with the relevant policies of the Isle of Man Strategic Plan 2016 and adheres to the principles outlined in the Isle of Man Residential Design Guidance 2021, including the 45-degree rule and General Policy 2.
• 5.3 Additionally, the proposal will not impact the existing vehicle parking spaces, nor will it have a detrimental or adverse impact on the surroundings.
• 5.4 As such, it is respectfully submitted that the proposed development should be granted planning permission.