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The site represents the curtilage of an approved plot within a developing estate to the south west of Castletown centre. The estate comprises 41 new dwellings and the conversion of barns to further dwelling units. Plot 24 is the subject of this application site which is the northern most dwelling on the site, on the north-eastern boundary of the site.
The property approved on the plot is a two storey detached house which faces towards the northwest and with an detached garage and two designated parking spaces.
The site lies within an area designated on the Castletown Local Plan of 1991 as Predominantly Residential. On the draft Southern Area Plan which was published on 23rd October, 2009 the site is identified as Residential with an area of Public Open Space and a site of archaeological interest in the north western corner.
Planning permission was granted for the development of the estate under PA 04/2083 and this scheme was amended under PAs 09/1335, 09/1949, 10/0241, 10/0600, 10/0837 and 10/1014.
Now proposed is the erection of a two storey dwelling similar to that already approved on the plot. The footprint and siting is moved in a southern direction by approximately 2 metres compared to the previous approval. The proposal also involves single storey side extension, which would have a depth of 4.4 metres, a width of 4.7 metres and a height of 4.6 metres.
Furthermore, there are elevation changes which include changes to the window fenestrations and the installation of bay windows to front elevation. The proposal also includes the increase of the roof ridge from 8.8 metres to 9.5 metres. This enables the use of the roof space as living accommodation (bedroom, dressing and en-suite).
The proposal also involves the erection of a double car port over the two designated car parking spaces which are south east of the dwelling, approximately 11 metres away. The car port would have a width of 6.3 metres, a depth of 5.7 metres and a ridge height of 4.5 metres.
Highways and Traffic Division indicate that the application is acceptable but make the following comment:-
"The garage width is less than the Divisions standard of 3m and is less likely to be used to park a car than the existing situation; however with the car port and the existing garage the parking standard of 2 spaces per dwelling is still being met."
The Planning Authority has received no privately written representations objecting to the proposal.
Whilst there is an existing approval for similar dwelling on the plot, given works have not commenced on the site, it is necessary to consider the impact of a single dwelling on this plot again. It should be noted that significant weight is attached to the previous approval on this plot.
The main issue to consider with the proposal is the potential impacts of the proposed dwelling upon the existing neighbouring properties. Issues such as overlooking resulting in a loss of privacy, overbearing impact upon outlook and/or loss of light are the main issues relating to residential amenities.
The property most likely to be affected would be the existing properties Nr27, 28 & 29 Close Rushen which are located to the north and northeast of the proposed dwelling. Nr 29 is approximately 12 metres from the gable end of the main aspect of the dwellinghouse (8.5 metres from gable end of single storey sunroom). Nr 27 and 28 are located approximately 15 metres from the northeast corner of the main aspect of the dwellinghouse.
Whilst the massing of the building increases due to the increase in the roof pitch, this is someone countered by moving the dwelling in a southern direction by 2 metres, away from the existing neighbouring properties to the north and northeast.
Overall, it is considered given the distance and siting between the proposal and neighbouring properties and given the previous approval, it is considered this increase in terms of massing would not have a significant impacts upon the amenities (loss of light/overbearing) of these neighbouring properties.
No windows are proposed within the gable elevations of the main aspect of the dwellinghouse which faces the neighbouring properties. There are ground floor windows within the proposed sun room; however, the existing north-eastern boundary would prevent any views.
The proposal would result in a number of roof lights to be installed which would face towards the properties within the Close Rushen Estate. However, these are angled views and approximately 20 metres from the rear elevation of Nr 27 (closest property affected by rook lights). Consequently, no significant overlooking resulting in a loss of privacy would occur through the roof lights.
In terms of design, size, proportion and massing the proposed alterations would match similar types of developments throughout the new housing estate.
The proposed changes do not adversely affect the character or appearance of the property nor do they affect the impact of the dwelling within the street scene.
The proposed carport would be sited on the northeast boundary of the site and approximately 9 metres (ridge height approx 11.5 metres) from the rear elevation of Nr 25 Close Rushen. A public footpath runs between the site and properties within the Close Rushen Estate. It is considered given the car ports height, size, distance to neighbouring property, design and boundary landscaping, the proposal would have no significant impacts upon the amenities of the occupants of Nr 25 to warrant a refusal.
Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Castletown Commissioners
"Approve"
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.
Recommended Decision: Permitted
Date of Recommendation: 22.09.2011
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 erection of a dwelling with detached garage and carport as proposed in the submitted documents and drawings 905-01 and 905-02 all received on 19th August 2011.
C 3.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4.
The dwelling may not be occupied until such times as the estate road has been constructed to at least base course level and adequately lit from the junction of the adopted highway up to the access of the dwelling to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 5.
The dwelling may not be occupied until the parking facilities and vehicular access(es) have been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority before being brought into use and such facilities must be thereafter so retained.
C 6.
No works may commence upon the construction of the penultimate dwelling within the estate until such times as the estate road has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 7.
The windows in the approved dwelling must be installed as shown and described in the approved plans and may not be replaced, other than by windows identical to these, without the prior written permission of the Planning Authority.
C 8.
The approved dwelling and garaging must be finished in accordance with the schedule of finishes approved under PA 04/02083 in response to condition 7 of that approval.
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 : 28/01/11
Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed / Jennifer Chance Development Control Manager
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