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The site is the residential curtilage of an existing detached dwelling situated on the north western side of Scarlett Road, to the south west of Scarlett Close. The property is a dormer bungalow with a flat roofed dormer on the front and a rear extension which is the same height as the existing ridge. The property accommodates four bedrooms, two in the roofspace. To the north east is another detached property, 32 Scarlett Road which has been extended significantly by way of flat roofed annexes to the rear and side and to the south west is number 28 which has also been extended to the rear.
The dwelling has a rear garden which is 22m beyond which is 27, Kissack Road which sits 17.5m from its rear boundary. The side boundary with number 28 is formed by the side of the flat roofed extension of number 28 and a range of various types of fencing which steps up reflecting the change in level at the rear of the gardens.
The site lies within an area designated on the Castletown Local Plan of 1990 and the draft Southern Area Plan as Residential.
Proposed is an extension at the south western side of the rear annex, the forward extension of the front of the garage by 1.3m and the insertion of a window in the side of the garage looking towards number 32. The extension at the rear of the property is single storey and has one window in the side elevation facing towards number 28. The head of this window is at a level of 2.1m above floor level. The extension of the garage increases the internal length of the garage from 5.9m to 8m. The conservatory will be at closest 1m from the boundary with number 28.
The provisions of General Policy 2 are applicable in this case:
"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 space 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 adverse 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."
Planning permission was sought for alterations and extensions under PAs 07/1806, 05/0511 and 00/0616 - all permitted.
Highways and Traffic Division and Castletown Commissioners indicate that they do not oppose the application.
The Isle of Man Water and Sewerage Authority request that a condition is attached to require that no surface water is discharged to the main foul sewer. The application states that surface water will be discharged to the existing soakaway so this condition is not required.
The proposed extension will result in an extension, the top of which will be visible from the neighbouring rear garden although this is tempered by the existing fencing which is approximately 1.8m high. This will block out any opportunity for overlooking between the two properties. The general pattern of development in Scarlett Road is such that there are extensions which are built very close to or even on side boundaries, particularly in the case of number 32 which has significant flat roofed extensions at the side and rear. What is proposed here will not be contrary to this style of
development, nor will it result in an adverse impact on either neighbour or the appearance or character of the streetscene.
The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Isle of Man Water and Sewerage Authority are a statutory authority and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 13.06.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and extensions shown in drawings 11/0075/01, 11/0075/02 and 11/0075/03 all received on 3rd May, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted Date : 14 June 2011
Signed: _________________________ Signed: Manae Jennite Chance
Michael Gallagher Director of Planning and Building Control Delete as appropriate Jennifer Chance
Michael Gallagher Director of Planning and Building Control Delete as appropriate Jennifer Chance
Senior Planning Officer
13 June 2011
Senior Planning Officer
13 June 2011
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