Officer Report

Application No.: 15/00271/B Applicant: Mr Thomas Brown Proposal: Erection of an extension to rear of existing garage Site Address: 8 Kissack Road Castletown Isle of Man IM9 1NP Case Officer : Miss Melissa McKnight Photo Taken: 26.03.2015 Site Visit: 26.03.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of No. 8 Kissack Road, a single storey detached dwelling with roof accommodation sited on the north western side of Kissack Road in Castletown. - 1.2 Kissack Road is predominantly characterised by single storey dwellings, some of which have had dormer extensions. There are a number of noticeable similarities between the dwellings along Kissack Road, white render, shallow-pitched roofs and stonework is common to all the dwellings. The orientation of the bungalows is mixed, with the majority having a rectangular frontage and a small handful with gable ends facing the highway.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for an erection of an extension to the existing garage and the erection of a new rendered wall to the rear of the extended garage. - 2.2 The garage extension would project 5.6 metres from the rear elevation of the garage, have a width of 2.9 metres and height of just less than 2.5 metres. The extension would be finished to match the existing dwelling. The existing rear garage window would be reused in the rear elevation of the extension and a door would be installed on the north eastern elevation of the garage extension. - 2.3 The new proposed wall would have a height of 1.5 metres and length of just less than 3.2 metres. The wall would be rendered to match the main dwellinghouse. The proposed wall accords to the conditions under Class 16 of the Town and Country Planning (Permitted Development) Order 2012 and therefore does not require planning permission.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of two previous planning applications that were granted planning permission and have been listed below: PA 08/00959/B: Erection of conservatory PA 92/00051/B: Erection of rear extension

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4.0 PLANNING POLICY - 4.1 In terms of strategic plan policy, the application site lies within an area zoned as Residential under the Area Plan for the South 2013. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant to the assessment of this current planning application:

General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states:

"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

5.0 REPRESENTATIONS - 5.1 Castletown Town Commissioners have no objection to the current planning application (17/03/2015). ASSESSMENT

6.1 Given the level and nature of development proposed, there are three fundamental issues to consider in the assessment of this current planning application which are; 1) the impact of the proposed development on the residential amenity of No. 10 Kissack Road and No. 5 Farrant Park; 2) impact of the proposed extension on the existing dwelling; and 3) impact of the proposal on the street scene of Kissack Road.

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- 6.2 RESIDENTIAL AMENITY OF NO.10 KISSACK ROAD AND NO.5 FARRANT PARK

• 6.2.1 The key considerations in assessing the potential impacts of the development proposed upon the residential amenity of No. 10 Kissack is whether the development would appear as an overbearing feature and cause undue levels of loss of light and shadowing.
• 6.2.2 The existing fence boundary has a height of approximately 1.8 metres and as a result 0.7 metres of the proposed extension would protrude above the existing fence boundary. The extension would extend 5.6 metres beyond the existing rear elevation of the garage of the application site property. The proposed extension would be erected 1.1 meters from the boundary of No. 10 Kissack Road and would be erected adjacent the rear garden of the neighbouring dwelling. In principle, under permitted development an extension of 15sqm could be erected 100mm closer to the boundary and have a height of 4 metres.
• 6.2.3 The rear garden of the neighbouring dwelling is of reasonable size and it is not considered that the extension would result in a sense of enclosure or appear as an overbearing feature to a degree that would warrant a reason for refusal. The level of extension that would be visible above the fence is not judged to be of a scale that would be judged to have a harmful impact upon the living conditions of No. 10 Kissack Road.
• 6.2.4 Given the orientation of the properties, No. 10 Kissack Road is likely to receive the same or similar levels of natural daylight and sunlight as present. The gardens are northwest facing so the extension proposed may potentially cause a small amount of shadowing as the sun rises but as the sun is at its highest and setting, No. 10 Kissack Road would receive the same levels of light as the dwelling does at present.
• 6.2.5 Between the application site and No. 5 Farrant Park is hedging and fencing. It is unlikely that the garage window becoming closer would cause any impact upon No. 5 Farrant Park due to the existing boundary treatment and that the window would directly face the existing boundary.

- 6.3 EXISTING DWELLING

• 6.3.1 The extension proposed is judged respect the main dwelling and it is considered that the extension would not have an adverse impact upon the appearance of the application dwelling. Although the extension results in the loss of some garden amenity space, there is still considered to be a satisfactory amount remaining and to preserve the enjoyment of the main dwelling.

6.4 STREET SCENE OF KISSACK ROAD

• 6.4.1 The proposed extension would not be viewed in its entirety. There would be slight views of the extension attainable from Kissack Road but what would be visible is not judged to be of a scale that would have a detrimental impact on the street scene or deter from the appearance of the locality.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007. 8.0 PARTY STATUS

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8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

15.04.2015

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.

This approval relates to Location Plan, Site Plan and Nr 001, 002, 003, 004, 005, 006, 007, 008 and 009 all date stamped as received 10th March 2015.

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 : 22.04.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :… Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management 15/00271/B Page 4 of 5

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