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Application No.: 18/00030/B Applicant: Mr Foley Gort Proposal: Alterations and erection of rear extension (amendment to PA 17/00768/B) Site Address: Westend Cottage 9 Arbory Road Castletown Isle of Man IM9 1NA Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.03.2018 _________________________________________________________________
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.
The approval relates to drawing numbers 1, 2B, 3A and 4 date stamped and received 11th January 2018. _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report APPLICATION SITE
1.1 The application site represents the curtilage of Westend Cottage, 9 Arbory Road Castletown, a two storey terraced dwelling nearest the junction with Farrants Way. The property is one of many distinctive properties that are located along Arbory Road, number 9 is
2.1 The current application forms an amendment to a previously approved application for the same site. The previous application proposed the demolition of the existing rear lean-to and its replacement with a new flat roof single story extension projecting 3m from the rear elevation (including two roof lanterns). The approved application also included the replacement of the rear first floor windows and the installation of a new window on the front elevation to match the timber sliding sash of the existing front window. - 2.2 The current application continues to propose all of the above, however there is now an additional element proposed that would see a further 4m projection of the rear extension. This projection would run along the existing western boundary wall and would be approx. 2m wide. This additional extension would provide a utility and WC access off the proposed kitchen. PLANNING HISTORY
3.1 The most relevant application in the case of this proposal is recently approved PA 17/00768/B for alterations and extensions to the existing dwelling, including window and door alterations, roofing works and installation of two rear roof lanterns. DEVELOPMENT PLAN POLICIES - 4.1 The site lies within an area designated as 'Residential' on the Area Plan for the South 2013 and as previously stated within Castletown's Conservation Area. Given the nature of the planning application is it considered that the following policies are appropriate in the assessment of the current proposal:
"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 qualities are protected against inappropriate development."
4.3 Planning Circular 1/98 - the Replacement of Windows states: "BUILDINGS IN CONSERVATION AREAS
If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."
REPRESENTATIONS
5.1 Castletown Town Commissioners have not provided comments on the application as of 02/03/2018.
5.2 The Department of Infrastructure have indicated no highways interest in the application (09/02/18). ASSESSMENT - 6.1 Minded of the extant approval PA 17/00768/B for a similar scheme, the views of which remain unchanged and are still considered to be acceptable, the fundamental issues to therefore consider in the assessment of this application are whether or not the additional extension to the rear of the property has any impact on the character and appearance of the designated Conservation Area and whether or not there would be any impact on neighbouring amenity.
6.2 The rear elevation of the property is not readily visible from any public thoroughfare. Although the site may be visible from the nearest neighbouring properties the mass, height and form of the new extension is designed as such to sit within the existing walled rear yard and is unlikely to create any adverse impacts on the character of the Conservation Area.
6.3 The height of the proposed extension is 300mm higher than the existing 2.4m boundary wall detailed on the plan between the application site and the adjoining neighbour 'Arbory Cottage' ,13 Arbory Road. While the additional projection of the existing will result in an overall length of 7m along the boundary with the neighbour, it is not expected that the increase of 300mm will result in an overbearing or substantial adverse impact on the outlook and amenity of the neighbours to warrant a refusal. CONCLUSION - 7.1 It is concluded that the installation of a new sliding sash window on the front elevation, the erection of a rear extension including roof lanterns and the replacement of the rear windows would not result in a detrimental impact upon the character of the designated Conservation Area in line with Environment Policy 35 and in compliance with the guidance for windows set out in Planning Circular 1/98. By reason of the height of the existing boundary wall and the proposed height and flat roof design of the rear extension it is unlikely that the rear existing will result in a level of impact on the amenities of the neighbours to warrant a refusal. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 06.03.2018 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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