**Document:** Officer Report **Application:** 16/00673/B — Alterations, erection of extension and second floor dormer extension to dwelling **Decision:** Permitted **Decision Date:** 2016-07-20 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/20835-malew-49-arbory-extension-dwelling/documents/1007483 --- # Officer Report **Application No.:** 16/00673/B **Applicant:** Mr Brian & Mrs Pamela Radcliffe **Proposal:** Alterations, erection of extension and second floor dormer extension to dwelling **Site Address:** 49 Arbory Street Castletown Isle Of Man IM9 1LL Case Officer : Miss S E Corlett **Site Visit:** 14.07.2016 **Expected Decision Level:** Officer Delegation Officer’s Report THE SITE 1.1 The site is the curtilage of 49, Arbory Street which fronts onto Arbory Street and backs onto a narrow lane which abuts a garage which in turn fronts onto Farrants Way. The house is a narrow one, with a width of 4m and depth of 13m including a rear outrigger which is a single storey structure with a monopitch roof. The rear roof extends down to single storey level in an asymmetric form with a horizontally proportioned flat roofed dormer. THE PROPOSAL - 2.1 Proposed is the demolition of the rear annex from eaves level and its reconstruction as a conventional extension with a pitched roof whose ridge runs at right angles to the main ridge. This results in additional mass projecting out past the existing dormer of number 47. 2.2 The extension will have two windows at first floor level, above a lean-to roof which projects out - a further 1.5m to single storey level where there is a triple section patio door which is slightly wider than the windows above. There remains over 11m of rear yard. PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Residential and also within Castletown's Conservation Area. As such, the following Strategic Plan policies are considered applicable here: 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: - 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 and g) does not affect adversely the amenity of local residents or the character of the locality." Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development". ## PLANNING HISTORY 4.1 Planning approval was granted for the replacement of windows under PA 93/01535/B. The adjacent properties have also been subject to applications for alterations REPRESENTATIONS - 5.1 Castletown Commissioners indicate that they have no objections to the application (11.07.16). ASSESSMENT - 6.1 The issues in this case are whether the proposed changes will preserve or enhance the appearance and character of the property and the Area more generally and whether there would be any adverse impacts on the living conditions of those in adjacent property, particularly 47, Arbory Street. 6.2 The rear extension will be rid of the existing flat roofed dormer and in its place will be a better designed pitched roofed extension. Its appearance enhances the appearance of the area. - 6.3 The proposed works at the rear will result in a greater projection of the annex than existing and there could be an impact from this, on the privacy and perceived privacy of those in the rear garden of 47, Arbory Street. This property has a single storey sun room on the rear, outside which is a sitting area which is lower than the rest of the garden which is grassed and planted and very well maintained. The neighbour explained that when they sit out it tends to be in the area alongside the sun room which will not be affected by the extension as it will not project far enough to enable a view from the proposed new windows into the sitting area next door. The extension will enable a view into the remainder of the rear garden but the effect of this is mitigated by two things - the existence of a number of trees in the neighbours' garden and the fact that the existing dormer window already enables this view and this perception of being overlooked. The proposal will not significantly change the existing impact. - 6.4 The extension could also have created an impact for the outlook of the existing dormer window at number 47. However, the neighbour explained that this window is relatively high up and no real view is afforded from it. Indeed on my site visit to the neighbours' property, the curtains were fully closed despite the occupants being up and about. - 6.5 The proposal is considered to positively affect the appearance of the area and will have no significant impact on the living conditions of those in the adjacent property and as such is recommended for approval. ## PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (e) The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 18.07.2016 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 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 drawings 010, 020, 030, 050, 060 and 090 all received on 14th July, 2016. I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 19.07.2016 Determining officer Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control ## 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/20835-malew-49-arbory-extension-dwelling/documents/1007483*