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The application proposes the erection of a two storey side & rear extension and to increase the width of the existing driveway at 9 Castleward Green. The property is a large detached two storey dwelling at the end of a residential cul-de-sac within a small residential estate which runs along the southern side of Ballanard Road. The area has been zoned under the Douglas Local Plan Order 1998 as an area of predominantly residential use.
The boundary treatment of the site consists of a variety of high level trees and bushes especially the rear (west) and side boundary to the south. As can be seen from photography 1 the southern boundary also consists of a 1.8 metre high timber fence, as well as the high level conifer trees along the boundary with the neighbouring property 10 Castleward Green.
The Boundary which is shared with 8 Castleward Green (photo 2) to the north of the applicant’s site is raised due to the increase of ground level of approximately 2 metres difference between the two neighbouring properties. For this reason the boundary treatments which consists of a 2 metre high timber fence and a mixture of bushes and vegetation acts as a barrier of approximately 4 metres in height.
The application has three parts, firstly is the two storey side extension to provide a addition bedroom and a sun lounge, the extension would have a side projection from the existing gable end wall (south elevation) of 4.4 metres and a length of 6.1 metres leaving a setback from the front and rear elevation of 0.3 metres. The extension at ground floor level proposes to have large windows to be installed on all three elevations and at first floor level to have a window installed on the front and rear elevation.
The second part of the application is the largest of the extensions proposed; the gable extension has a rear projection of 5 metres from the exiting rear wall of the dwelling and a total width of 11.5 metres. The extension would leave a minimum gap of 14 metres to the rear of the boundary.
The third part is the widening of the existing driveway by 2.5 metres.
The Douglas Corporation acting as The Agent for the Department of Transport, under the Sewerage Act 1999 requests a deferral as the proposed development will be situated over an existing public sewer.
The Department of Transport have considered the application and considered the proposals will not cause an adverse traffic impact, following to a condition that the gradient of any vehicle access drive shall not exceed 1 in10.
The Fire Safety Department recommend the Applicant to consult with the Fire Safety Department in order to discuss the means if escape from the sun lounge being inherently unsafe.
We have received no privately written representations objecting to the application.
The proposed extensions are fairly large extensions to the dwelling and are almost doubling the floor area of the property, which with most dwellings would be a problem with over development of the site as well as other issues. However this is certainly not the case with this application due to the size of the existing dwelling and more importantly the amount of land available to develop without causing an adverse affect upon the neighbouring properties within the area.
Only the two storey side extension will be visible from the public highway and that will certainly not unbalance the appearance of the dwelling, due to the existing size compared to the relative size of the side extension.
The boundary treatment and distance away from the boundaries of the site will prevent and overlooking from the proposed extensions and in most cases will not even be possible to see the neighbouring properties.
For these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport, The Douglas Corporation, The Fire Safety Department.
Recommended Decision: Permitted
Date of Recommendation: 20.02.2006
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 approval relates to the submitted documents and drawings DM-01, DM-001 and DM-002 all received on 12th December 2005.
C 3. The gradient of any vehicle access drive shall not exceed 1 in 10.
C 4. Prior to the commencement of the proposed development there must be submitted to and approved in writing by the Planning Authority a scheme for the protection and inspection of the public sewer which crosses the site; the works must be carried out in accordance with the approved scheme.
N 1. Recommend the Applicant to consult with the Fire Safety Department in order to discuss the means if escape from the sun lounge being inherently unsafe.
N 2. The vehicle footway crossing shall be constructed in compliance with Manx Roads 2.
N 3. The applicant must obtain approval from the Operations Section of the DoT Highways before carrying out any work within the highway. Telephone 686665.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 22/2/06
Signed: M. I. McCauley Director of Planning and Building Control
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