Planning Officer Report Recommendations

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Proposal: 14/00006/B Mr John Matthews Erection of extension to rear elevation and extension of rear dormer 22 Scarlett Road Castletown Isle Of Man IM9 INU Site Address: Case Officer; Expected Decision Level: Officer Delegation Miss Laura Davy

Officer's Report

1.0 THE SITE - 1.1 The application site is the curtilage of 22 Scarlett Road, Castletown which is a detached dormer bungalow situated to the northern side of the highway. The street scene is made up of similar properties, 24 Scarlett Road is to the north east and 20 Scarlett Road to the south west, both of these properties has had fairly large extensions to the rear. - 1.2 The ridge line of the application property runs parallel with the highway. There is a flat roof dormer in the front facing and rear facing roof slopes. There is a single storey flat roof garage which adjoins the side elevation of the property. There are windows at first floor level in the gable ends of the property.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a single storey extension to the rear and the extension of the rear facing dormer. Part of the existing kitchen and garage at the rear of the property would be removed and the single storey extension proposed would replace this. The extension would measure approximately 4.8m x 8.7m and would have a flat roof. There would be a roof lantern installed on the flat roof with bi-folding doors and one window in the rear elevation. There would be a window installed in the north east elevation at ground floor level, this would be obscure glazed. - 2.2 Also proposed is the extension of the dormer in the rear roof slope. The dormer would be extended by approximately 3.2m and would be finished with PVC boarding to match the existing dormer. There would be no additional windows in the dormer. - 2.3 There would be approximately 3.4m at the closest point between 24 Scarlett Road and the application site and 0.5m between 20 Scarlett Road and the application site.

3.0 PLANNING HISTORY - 3.1 There was a previous application in 1986 which was for the construction of front and rear porches PA 86/01084/B, this application was approved.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

4.2 General Policy 2 Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of ttiis 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.

4.3 Paragraph 8.12.1 As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.

5.0 CONSULTATIONS ^ - 5.1 Castletown Commissioners ha^o objections.

6.0 ASSESSMENT - 6.1 The application seeks approval for the erection of a single storey extension to the rear of the property and the extension of the existing flat roof dormer in the rear elevation, The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property, the impact upon the amenities of the neighbouring properties and the impact upon highways safety. - 6.2 The proposed extension would be single storey and would be to the rear of the property and would provide additional accommodation in the form of a living room/kitchen and study/office. There would be no windows in the side elevations of the proposed extension. One is proposed in the north east eievation of the main dwelling at ground floor level; this window would be glazed using obscure glass. Given that this would be the only window it is considered that the proposed alterations and extension would not result in an increase in overlooking. The extension would result in built development closer to the neighbouring properties, but this would be single storey and would be finished with a flat roof, therefore the impact of the development is kept to a minimum. There are windows in the side elevations of 20 and 24 Scarlett Road which look towards the application site, the window in the side elevation of 20 Scariett Road appears to serve the extended garage which was approved under PA 84/01130. It is unclear what the window in the side elevation of 24 Scarlett Road serves, but there is a hedge between the application site and 24 Scarlett Road and therefore the proposed extension would not be overly visible from the window in 24 Scarlett Road. - 6.3 The proposed extension would project towards the rear boundary beyond the existing building tine of the property but would not reach as far as the rear building line of the neighbouring properties, Given that the extension would not project as far as the extensions of the neighbouring properties it is considered that the proposal would not appear unduly overbearing when viewed from the neighbouring properties. - 6.4 The other part of the proposal is the extension of the existing dormer in the rear elevation. Whilst flat roof dormers are not overly attractive this is in the rear elevation. There wouid not be any additional windows and the bulk of the dormer would be approximately 4m from the side elevation of 20 Scarlett Road. It is considered that the dormer would be of a

• sufficient distance from the neighbouring property so not to appear unduly overbearing or adversely affect the outlook from the property.
• 6.5 It is considered that the extension and alterations would not adversely affect the amenities of the neighbouring properties.
• 6.6 The proposed alterations and extension would not be visible from the main public thoroughfares and therefore would not have an unacceptable impact upon the character and appearance of the property or street scene in general.
• 6.7 There would be two parking spaces retained within the curtilage of the property and therefore would not have an adverse impact upon parking or highways safety.
• 6.8 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS - 7.1 The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision: Permitted

11.02.2014

Date of Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

• C2. The development hereby permitted shall not be carried out except in full accordance with the following plans 00, 01, 02, and 03 received on 7th January 2014 and 04 Rev B, 05 Rev B and 06 Rev B received 20th January 2014.
• C3. The window in the ground floor north east elevation shall be glazed using only obscure glass to Pilkington Level 5 or equivalent, which must be retained as such thereafter.

11 February 2014 14/00006/B Page 3 of 4

I confirm that this decision accords with the appropriate Government Circuiar delegating functions to Director of Planning and Building Controi / Deveiopment Controi Manager/ Senior Pianning Officer.

Decision Made: Permitted Date : Determining officer (delete as appropriate) Signed :............................ Anthony Hoimes Senior Pianning Officer Signed :............................. Sarah Coriett Senior Planning Officer Signed :............ Jennifer Chance Signed Michael Gallagher Director of Planning and Building Control Development Control Manager