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                                      21/01547/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01547/B Applicant : Miss Samantha Morton Proposal : Erection of a single storey extension to the rear elevation and installation of flue Site Address : 17 Kissack Road Castletown Isle Of Man IM9 1NP

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.03.2022 __

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 application complies with General Policy 2 (b, c, and g) and Environment Policy 22 of the Isle of Man Strategic Plan and Section 7.0 of the Residential Design Guidance 2021

Plans/Drawings/Information;

This approval relates to drawing numbers 1929-01, 1929-12 and 1929-13 all date received 20/12/2021, and drawing number 1929-14 Rev A date received 14/02/2022.

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Interested Person Status - Additional Persons

None __

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                                      21/01547/B                                     Page  2  of  4

Officer’s Report

THE SITE 1.1 The application site is the curtilage of 17 Kissack Road, Castletown a detached single storey dwelling with additional living accommodation in the roof. The dwelling sits on the eastern side of the road abutting the rear boundary is a number of garages which are accessed from the Scarlet Road.

1.2 The application dwelling has an attached flat roof garage and porch to one side gable and running between these and Number 19 is a public footpath which connects Kissack Road to Scarlet Road. Each house is bound from this footpath by a tall masonry wall.

THE PROPOSAL 2.1 The application now seeks approval for the erection of a rear extension measuring 4.5m x 6.1m and finished with a parapet walled flat roof with a central roof lantern. The extension is to be fitted with patio doors and window on the rear elevation and a window on the side elevation facing the footpath. The extension is to be finished to match the render of the main house.

2.2 The application was re-advertised to include the installation of a flue which is to sit on the external wall of the proposed extension.

PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, most recently in 2015 where approval was granted for a number of works facilitating the creation of living accommodation at first floor and the erection of a front porch approved under 15/00890/B, and in 2020 for the replacement of the side porch approved under 20/00468/B.

PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South 2013 as Residential and it is not within a Conservation Area. 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), ensuring development remains within settlement boundaries in line with the spatial hierarchy (Spatial Policies 2 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, General Policy 2 and Environment Policy 22). In addition consideration shall also be given to Section 2.2 and 4 of the Residential Design Guidance 2021 which address local distinctiveness and offers further guidance on extensions to existing residential dwellings including flat roof extensions and Section 7 in respect of good neighbourliness.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website in full. This report contains summaries only.

5.1 Castletown Commissioners - no comments received as of 24/03/2022.

5.2 Department of Infrastructure Highway Services - No highways interest (18/02/2022).

5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT 6.1 The proposed extension is to measure 4.6m x 6.1m and is to have a flat roof finished with a parapet wall. It is clear that there are flat roof features already in the surrounding area which a common attached garage and porches. At the rear of the site is also a cluster of

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                                      21/01547/B                                     Page  3  of  4

private garages all with flat roofs. The RDG 2021 outlines a number of good and poor designs in respect of extensions and that there is not 'a one size fits all' approach. In this specific case the existing dwelling, like the majority of its neighbours, already has an existing flat roofs attached to it and these flat roof approaches appear to re-inforce the low eaves roof line of the main dwellings and keeping the general massing of development at lower heights.

6.2 The very nature of these flat roofs generates a general visual context which to some degree is capable of accommodating some kind of flat roof extension, while the proposal is in fact for a parapet finish and one which sits higher than the eaves line the proposal is not considered so unacceptable as to significantly harm or detract from the area, particularly minded that these are not traditional dwellings nor are they within the Conservation Area and given the prevalence of flat roof structures in the immediate surroundings. Discussions we had with the agent about the potential change to a flat roof matching those on the rest of the property but this was not to be progressed.

6.3 In terms of the flue, as seen on plan it is perhaps not the most visually pleasant structure, but will only be seen in full by the applicant from within their garden. From a wider perspective, there is likely to be limited views by the public due to the boundary treatment along the lane and the existing garages to the rear blocking views and so on balance is considered to be acceptable and not to adverse the general character and appearance of the area. In terms of neighbouring amenity, the flue is positioned on the elevation nearest the footpath and where the gaps between the properties is wider due to the footpath, given the garages to the rear and the fairly open nature of the rear of the property it is not expected that the flue will result in any smells or fumes as to adversely level so as to harm living conditions of the neighbours, and in this respect is considered acceptable.

7.0 CONCLUSION 7.1 Given the specific context and appearance of this existing property and the character of the immediate surrounding streetscene, coupled with the reasonable size and location of the extension that the proposal, including the flue, is considered to be within the bounds of acceptability and not to result in such a significant adverse visual impact as to detract from the streetscene or generate any significant public harm or to harm the amenities of the neighbours.

7.2 The application is considered to comply with General Policy 2 (b, c, and g) and Environment Policy 22 of the Isle of Man Strategic Plan and Section 7.0 of the Residential Design Guidance 2021.

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

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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 the 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

Decision Made : Permitted Date : 29.03.2022

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.