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14/01319/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/01319/B Applicant : Mr Matthew Cooper Proposal : Alterations and erection of a single and two storey extension to dwelling Site Address : Thie-My-Chree Douglas Road Castletown Isle of Man IM9 1TH
Case Officer : Miss Melissa McKnight Photo Taken : 05.12.2014 Site Visit : 05.12.2014 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Thie-My-Chree, Douglas Road, Castletown which is a two storey detached dwelling which is to the north western side of the highway. The dwelling is an attractive dwelling with a two storey projecting gable to the front with a double height projecting bay, it has a single storey mono-pitch garage which adjoins the side elevation of the dwelling. The property appears to be 1920's design and construction.
1.2 The property is one of four detached dwellings which have a similar building line and are sat in very similar sized plots. There are properties beyond this group to the south west but they are sat further back in the site.
1.3 There is a large garden to the rear of the property and beyond the rear boundary there is a large field currently used for grazing.
2.0 THE PROPOSAL 2.1 The application seeks approval for alterations to the property and the erection of a two storey and single storey extension. The single storey extension would be to the rear of the property and the two storey extension would be to the side.
2.2 The extensions would be finished with spar dash render with Rosemary roof tiles. The extension to the side would be set back from the front elevation by approximately 1.2m and would stop just short of the rear elevation of the dwelling. It would be finished with a hipped roof.
2.3 The proposed single storey extension would be off the rear elevation and would have three projecting gables, the extension woudl span the rear of the dwelling and would provide additional accommodation. The single storey extension would have large areas of glazing in the rear elevation, the finish would be to match the main dwelling.
3.0 PLANNING HISTORY 3.1 There are no previous applications relating to the site.
4.0 DEVELOPMENT PLAN POLICIES
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14/01319/B
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4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2 of The Isle of Man Strategic Plan (20th June 2007). The site is also within the Public Safety Zone (PSZ) identified on The Area Plan for the South.
5.0 CONSULTATIONS 5.1 Highway Services, in an email dated 12th December 2014, comment on the application. They do not oppose.
5.2 Castletown Commissioners, in an email dated 3rd December 2014, comment on the application. They have no objections.
5.3 Airport Operations, in an email dated 9th January 2015, comment on the application. They confirm that they have no objections/concerns regarding the proposed extension being within the PSV.
5.4 Manx Utilities Authority, in a letter received 23rd December 2014, comment on the application. They recommend the applicant contact the Authority prior to commencing works.
6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the impacts upon the character and appearance of the property and street scene and the impact upon the amenities of local residents.
6.2 The proposed two storey extension to the side of the dwelling would have a hipped roof which would be similar in appearance to the single storey garage. The extension would be set back from the front elevation and it would also be set down from the ridge height.
6.3 Given the attractive frontage of the property it is appropriate to consider the impact of such an extension upon the character and appearance of the dwelling and the impact upon the street scene in general.
6.4 The proposed extension would be a relatively large addition to the side of the property but given that it would be set back from the front elevation and set down from the ridge height. Given the size, massing, form and fenestration of the proposed extension it is considered that the proposed extension would respect the character and appearance of the dwelling.
6.5 The proposed two storey extension would not project beyond the rear elevation of the dwelling nor would it project beyond the rear building line of the neighboruing property "Holmcroft". It is considered that the proposed two storey extension would not have an adverse impact upon the neighbouring properties in terms of overlooking, loss of privacy or appearing unduly overbearing when viewed from the neighbouring properties windows.
6.6 The proposed single storey extension at the rear, while not particularly attractive it would not be overly visible from the public thoroughfare and therefore would not have an adverse impact upon the character and appearance of the property as viewed by the public.
6.6 The proposed extensions and alterations are considered to be in keeping with the property and street scene and would not have an adverse impact upon the character and appearance of the property as viewed by the public.
6.7 For the above reasons the application is considered to be acceptable and is recommended for approval.
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14/01319/B
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7.0 PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority, Castletown Town Commissioners in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to drawings Proposed Elevation Rev A and Proposed Floor Plans Rev A received 3rd February 2015 and Existing Elevations, Existing Floor Plans and Location/Site Plans received 19th November 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted
Date : 24.03.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Signed :... Sarah Corlett
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14/01319/B
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Senior Planning Officer Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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