**Document:** Planning Officer Report **Application:** 11/01036/B — Alterations and erection of a two storey extension to dwelling **Decision:** Permitted **Decision Date:** 2011-11-21 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1377-malew-5-mona-extension-dwelling/documents/1252876 --- # Planning Officer Report Case Officer: Mr Chris Balmer Photo Taken: 11.08.2011 Site Visit: 11.08.2011 Expected Decision Level: Officer Delegation ## Officer's Report ### Site The site represents the curtilage of 5 Mona Terrace, Castletown, which is part of a row of two storey terraced properties which form Mona Terrace which are located on the northern side of The Promenade and southwest of Ronaldsway Airport. ### Proposal The application seeks approval for the alterations and erection of a two storey extension to the rear of the dwelling. The proposed extension would have a width of 6.5 metres, a depth of 3.2 metres and a maximum height of 6.5 metres. It should be noted that whilst the property is two storeys in height, the rear patio area is set 0.8 metres above the ground floor level due to the ground level differences. This would seem the case for the neighbouring properties. Consequently, when measuring the height of the proposal from the patio level it would have a height of 5.1 metres. As part of the scheme, the existing flat roofed which is above a previous rear two storey rear extension will be removed and will be replaced by a pitch roof which will also encompass the proposed extension. The extension from the rear elevation would appear as a two storey gable ended structure, with a partially full height glazed window which has a more contemporary appearance. ### Planning Policy The application site is within an area of predominantly residential use, under the Isle of Man Planning Scheme (Castletown Local Plan) Order 1990. The site is not within a Conservation Area. It should also be noted that under the Modified Draft Area Plan for the South the application site is also within an area of predominantly residential use and also not within a Conservation Area. - Arbory and East Rushen Local Plan Order 1998 - The Isle of Man Strategic Plan (June 2007) - Modified Draft Area Plan for the South Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:- "General [Table omitted in markdown export] Policy 2: 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 spaces 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 unacceptable 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 History The previous planning applications are considered relevant in the assessment and determination of this application: Re instatement of front first floor window - 10/01325/B - APPROVED Installation of replacement windows on front elevation - 07/01686/B - APPROVED ### Representations Castletown Commissioners: "No objections" The Planning Authority has received no privately written representations objecting to the proposal. ### Assessment The main issue with the proposal is the potential impact upon the neighbouring properties, namely Nr 4 and 6 Mona Terrace which directly adjoining the application site. The main issues to consider when determining the potential impact upon neighbouring residential amenities are the potential for loss of light, overlooking resulting in a loss of privacy and/or having an overbearing impact upon the outlook. Regarding the potential impact upon Nr 4, from visiting the site and studying the plans it was evident that Nr 4 have benefited from a similar rear two storey flat roofed extension as exists at the application site. Further to this extension the neighbouring property has also had a larger two storey flat roofed extension which has a total rear projection of 6.7 metres (approximately). Within the eastern elevation (side) of this extension there are three windows which directly look towards the application site. Further to this there is a single ground and first floor windows within the rear elevation (north) which also could be potential affected by the proposed development. The Planning Authority has tried to contact the owner of Nr 4 Mona Terrace to try ascertaining exactly what rooms the windows serve. However, no response has been received. The boundary between the two properties is made up of a boundary stone wall with a timber fence above. In terms of height, measured from the ground floor level of the dwelling, the wall and fence has a total height of 4.1 metres. Measured from the ground level of the patio area it has a height of 2.8 metres. Putting the boundary wall/fence into context, the highest point of the fence runs approximately level with the middle of the 1st floor windows of the property and the neighbouring property Nr 4 and 0.7 metres below the existing eaves levels. It should be noted that the proposed extension would be constructed up to the midpoint of the existing boundary wall and therefore the existing timber fence (within applicant's ownership) would partially be removed to make way for the new side wall of the extension. Taking the existing boundary wall and fence into account, this would result in an overall height of 4.1 metres. The proposed extension measured to eaves level has a height of 4.7 metres. Consequently, the proposed extension would increase the amount of built development by 0.6 metres over what currently exists along the boundary (wall/fence). The windows within Nr 4 which would be most affected by the proposal would be the 1st floor rear window and the two windows within the eastern elevation of the rear extension. It should be noted that these two side windows are both obscure glazed. Therefore it is reason to consider these windows do not serve habitable rooms (i.e. living rooms/kitchen etc). The proposal would result in a loss of light to these windows and increase the appearance of built development on the boundary. However, it is consider this increase would not have a substantial impact upon the residential amenities of the neighbouring property to what exists currently. In terms of the potential impact upon Nr 6 Mona Terrace which is located to the east of the application site. Again the property has benefited from a rear two storey flat roofed extension, and consequently the rear elevation runs flush with the rear elevation of the application site. The boundary treatment with this neighbouring property consists of a wall and timber fence which has a height of 3.5 metres (approx) measured from the ground floor level of the site and approximately 2.1 metres from the patio level. The proposed extension would run along this boundary and have a rear projection of 3.2 metres. The window of Nr 6 which is potential most affect by the development would be the 1st floor window closest to the boundary. However, this window is a high level window and therefore it reasonable to consider it does not serve a habitable room, but a bathroom etc. Again, the proposal will reduce the amount of light (late evenings) and by its rear projection and height would have a visual impact, namely from the rear garden/patio area. However, it is considered these impacts would not be significant to warrant a refusal. In terms of design, scale, and proportion it is considered the proposal would be in keeping with the existing property and a vast improvement to the visual appearance of the existing rear elevation and therefore an acceptable form of development. ### Recommendation Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. ## Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: ### Castletown Commissioners 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. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 08.11.2011 --- ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals #### C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. #### C 2. This approval relates to the alterations and erection of a two storey extension to dwelling as proposed in the submitted documents and drawings SLP JUN 11, SPA JUN 11, EXPR JAN 11, EXPG JAN 11, EXER JUN 11, EX EE JUN 11, EX EL W JUN 11, EX PG JAN 11, EX PF JUL 11, PR PR JUN 11, PR ER JUN 11, PR EE JUN 11, PR EW JUN 11, PR PG JUN 11 and PR PF JUN 11 all received on 25th July 2011. #### C 3. The external finishes of the extension must match those of the existing building in all respects. #### C 4. The roof(s) must be finished in dark natural slate. --- I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. **Decision Made :** Permitted **Date :** 14 November 2011 --- Signed: Michael Gallagher Director of Planning and Building Control OR Signed: Jennifer Chance Development Control Manager --- *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/1377-malew-5-mona-extension-dwelling/documents/1252876*