Installation of patio doors to replace existing window and window to replace garage door
Site Address:
Plot 2 Knock Rushen Scarlett Road Castletown Isle Of Man IM9 1TQ
Case Officer:
Miss Melissa McKnight
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of a three storey semi-detached property at Knock Rushen, a developing estate comprising of 41 dwellings at the end of Scarlett Road, Castletown. The site is north west of Knock Rushen House and adjacent to Plot 1 Knock Rushen.
The dwelling has its own private garden and there are two parking spaces available on site plus the availability of garage space.
The Proposal
Proposed is the installation of patio doors to replace existing window and window to replace garage door. The planning application seeks approval to convert the existing garage into a family room by replacing the existing window at the front south west facing elevation with a patio door and replace the existing garage door at the rear of the dwelling which faces out on to the estate with a new window which will include reducing the overall width of opening. The existing window and doors are white PVCU frames as are the proposed to match the rest of the dwelling. The proposed window to replace the existing garage door matches the window style that is also on the rear of the dwelling, on the first and second floor on the left hand side of the property if looking directly at it from the road side.
Planning History
The application site has been the subject of a number of previous planning applications, three of which are considered specifically material to the assessment of this current planning application:
PA 04/02083/B: Residential development comprising of 41 dwellings and the conversion of existing barns into 4 dwellings (Permitted).
PA 09/01335/B: Residential development comprising of 41 dwellings and the conversion of existing barns into four dwellings (comprising amendments to PA 04/02083/B) (Approved).
PA 11/01523/B: Erection of a detached garage (Withdrawn).
Planning Policy
The application site is within an area of Predominantly Residential use on the Castletown Local Plan Order 1990. There are two policies within the written statement that accompanies the local plan, considered relevant to the assessment of this current planning application:
Policy 5.3 states:
"Development of area (ii) at Knock Rushen should be limited to that part which lies within the town boundary. The development of the remainder is under consideration in the preparation of the sector plan for the south of the Island. The area which is to be developed must be the subject of an overall scheme in which includes comprehensive proposals for landscaping, open space provision, and building design criteria. Piecemeal development will not be permitted".
The Isle of Man Strategic Plan 2007 contains one policy that is considered relevant to the assessment of this current planning application:
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:
(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."
Representations
Castletown Town Commissioners have no objections to the application.
The Highways Division has no objections to the application.
Assessment
It is considered that the proposed development contained within the proposal is relatively modest in scale and does not cause harm to the enjoyment of existing properties within the surrounding area. The proposed development has no undue impact on highway safety and the
proposed development does not have an adverse impact on parking for the dwelling as there is a private driveway with two parking spaces. As such, the proposal does not affect public or private amenity and is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority is, Castletown Town Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status:
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 21.12.2011
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 drawing number 910-03 date stamped 31st October 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 12 January 2012
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
