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21/01542/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01542/B Applicant : D Kennaugh & I Jones Proposal : Erection of rear extension Site Address : 9 Knock Rushen Scarlett Castletown Isle Of Man IM9 1TQ
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.02.2022 __
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 proposal now accords with General Policy 2 b, c and g of the IOM Strategic Plan 2016 and with the general guidance principles set out in the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to drawing number 01, KR 9/04 and KR 9/05 all date stamped and received 18/12/2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated within the relatively modern Knock Rushen estate of houses at the southern end of Scarlett Road. The estate comprises a mix house types, mostly with modestly scaled rear gardens. There is a detached garage and parking to the rear of the garden of No.9.
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21/01542/B Page 2 of 3
1.2 The dwelling features a small, hipped roof utility extension beyond the main rear elevation, to the boundary with No.8 - the adjoining dwelling. No.10 is adjacent to the southwest, with a footpath running between the properties which provides access from numbers 8, 9, 10 and 11 from the footway through to the parking area at the rear.
1.3 The site is not within any Conservation Area and does not relate to a Registered Building.
2.0 PLANNING HISTORY 2.1 The dwelling was recently refused for a 3m projecting extension covering the rear elevation which included a terrace at first floor and with two of the rear first floor windows replaced with patio doors for access.
2.2 The officer dealing with the application concluded that "the extension would be modestly scaled and would not project further from the main rear elevation than the existing utility room. Due to its flat roof at 3 metre height, it would not have a significant impact on the street scene or the appearance of the wider area. The extension would be sympathetic and subordinate to the main dwelling, including through the use of matching materials" and that "impact on the character and appearance of the street scene is considered to be acceptable. It is concluded therefore that the proposed would be in accordance with GP2 of the IOMSP in this regard."
2.3 However by reason of the roof terrace, the application 21/00678/B was refused because "the proposed rear first floor balcony would introduce an unacceptable level of overlooking (both perceived and actual), resulting in harm to the residential amenity of the occupants of 10 Knock Rushen through loss of privacy and direct views into the rear garden of that property" and thus was "contrary to General Policy 2 (g) of the Isle of Man Strategic Plan."
3.0 THE PROPOSAL 3.1 The proposal now replicates the previous rear 3m extension but now omits the roof terrace and proposes to finish the existing with a part hipped and part lean-to slate roof installed with one rooflight. The external elevations are to be finished with sandstone quoins, plinth and door surrounds matching the main dwelling and with a painted render finish.
4.0 PLANNING POLICY 4.1 The site falls within an area zoned as Predominantly Residential in the Area Plan for the South 2013. In assessing the current proposal consideration shall be given to a number of policies within the IOM Strategic Plan which seek to make best use of existing developed sites and ensuring new development is of good design (Strategic Policies 1 and 5) and that it meets with the general standards towards acceptable development and not having an adverse visual or amenity impacts on its neighbours or surroundings (paragraph 8.12.1 and General Policy 2).
4.2 In addition to the Strategic Plan policies, consideration shall also be given to Section 2.2 and 4 of the Residential Design Guidance 2021 which cover local distinctiveness and offer further guidance on extensions to existing residential dwellings including flat roof extensions and Section 7 in respect of good neighbourliness in privacy and overlooking.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners - no comments received as 04/02/2022
5.2 Department of Infrastructure Highway Services - No highways interest (31/12/2021)
5.3 No comments received from neighbouring properties.
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21/01542/B Page 3 of 3
6.0 ASSESSMENT 6.1 The current application duplicates the extensions works to that submitted under 21/00678/B but now omits the previously unacceptable first floor terrace and removes the first floor patio doors and replaces the finish with a slated part hipped part lean-to roof to the single storey extension. Given the changes that have been made it is now considered that the proposed extension would have an acceptable impact both in terms of its visual appearance and on the amenity of the surrounding neighbours and that the proposal is considered to comply with General Policy 2 b, c, g of the Isle of Man Strategic Plan 2016 and to accord with the general guidance set out in the Residential Design Guide 2021.
7.0 CONCLUSION 7.1 The proposal now accords with General Policy 2 of the IOMSP and with the guidance set out in the Residential Design Guide 2021 and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner 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.
Decision Made : Permitted
Date: 11.02.2022
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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