APL Planning Statement
Planning Statement
Address: 2 Scarlett Road, Castletown, Isle of Man, IM9 1NT
- 1.0 Proposal
- 1.1 Full planning approval is sought for the installation of a flat roof dormer to the North East side elevation of 2 Scarlett Road, Castletown alongwith multiple rooflights to the South West side elevation. The property is situated to the end of Scarlett Road Cul De Sac with Knock Rushen and Kissack Road behind.
- 1.2 The flat roof dormer to the side would span approximately 3.2 metres to create a bathroom to the upper floor where the two main bedrooms are located. This creates maximum functionality as the only other bathroom is situated to the ground floor.
- 1.3 The existing pitched roof is a steep angle so allows for the proposed flat roof finish of the dormer to stop apprximately 900mm below the ridge level, ensuring that it remains subordinate to the main part of the dwelling.
- 1.4 The dormer walls would be finished with a horizontal composite cladding. The dormer would incorporate a new obscure glazed white uPVC window that would match the existing.
- 1.5 Internally, the existing staircase will be replaced with a new one to meet current building regulations. The upper floor will see general alterations occur alongside the new bathroom to maximise the space available within the roof space.
- 1.6 There are 4No. Rooflights proposed to the second side elevation to maximise the natural light penetration into the stairwell and landing area. These rooflights will standard size rooflights. We are aware that up to 3 per roof pitch can be installed under permitted development, however the 4 are proposed to create symmetry to the roof and internally.
- 2.0 The Application Site
- 2.1 The application site is a typcial one storey bungalow with rooms in the roof on Scarlett Road, Castletown. The vast majority of the dwelling situated directly surrounding the dwelling in question are of similar bungalow construction.
- 2.2 Numerous surrounding properties have flat roof dormers located to different elevations, all of differrent sizes but all maximising the upper floor space as this proposal is.
- 2.3 The building is finished with a painted render finish to the wall elevations. The roof is tiled. Part of the front elevation wall has a crazy paving finish. It has ample off road parking space to the front for two cars along with a garage.
- 2.4 The new addition of the Knock Rushen dwellings just behind the proposal site on Scarlett Road are vastly larger inlcuding in height compared to the bungalow in question and as such have a far greater impact on the surroundings. Key Policies for the Proposal
Below are the Key Strategic Planning Policies that have been reviewed and taken into consideration during the creation of this proposal.
General Policy 2
General Policy 2 contains some useful wording: "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:
- (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;
- (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".
The siting of the proposal is on the existing dwelling to the roofspace area. The proposed dormer is located to the North East side of the dwelling and as such would not have any negative on the current surroundings. The area immediately to this side boundary is a disused public footpath that is now only used for access to a new sub station. The rooflights will not have any negative impact on the surroundings.
3.1 Scale
The scale of the proposal does not increase on floorspace, purely allowing the enlarging and functionality of the upper floor within the roof space. It was imperative from the clients perspective to only improve what is already there and not extend outwards in any direction to reduce any potential impact down to a bare minimum.
3.2 Form
The form of the dormer will be box shaped thus to maximise internal space. The finish of the dormer walls will be a horizontal composite cladding. This is proposed to a. respect the locality of the property (similar to the surrounding dwellings and nearby beach) and b. soften the appearance as much as possible.
4.0 Overlooking
The additional window to the dormer will be obscure glazed due to being a bathroom so would could cause no concern in respect of the impact of the proposal on neighbours' living conditions overlooking would not happen.
5.0 (c) does not affect adversely the character of the surrounding landscape ortownscape;
The proposal does not adversely affect the character of the surrounding landscape. The proposed dormer, has been designed, especially material wise to blend into the existing dwelling and landscape by utilising a cladding finish. It will barely be visible from Scarlett Road and takes precedent from multiple surrounding dormers so respects the surroundings.
6.0 Other applications to neighbouring properties
6.1 It should be noted a large proportion of the surrounding properties have dormers to there rooflines. Some of these are new whilst others we assume were completed during initial construction of the bungalows. A few examples of dormer approvals nearby are:
22 Scarlett Road – 14/00006/B
- 14 Scarlett Road – 84/01273/B
- 15 Scarlett Road – 09/01611/B 31 Kissack Road – 06/00449/B 33 Kissack Road – 06/00448/B 37 Kissack Road - 05/00126/B
Conclusions
It should be considered that the proposal can be viewed favourably when assessed against each of the key criteria set out in the planning policies and with approved applications to the neighbouring properties. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies:
- General Policy 2 It is felt that the proposal complies with the points outlined in the policy outlined above and also takes into account and meets the points raised in 4.6 Dormer Extensions of the Residential Design Guidance 2019.
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