Planning Officer Report

Case Officer : Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

The Site

1. The site is the residential curtilage of two dwellings along with the footprint of two approved parking spaces which have approval within the estate of 41 dwellings and two barn conversions at the southern edge of Castletown. The construction of the estate is underway, accessed through Scarlett Road. These plots abut the rear of numbers 22, 23 and 24, Close Rushen.

1. The approved dwellings are a pair of semi-detached houses, the southern dwelling being attached to the approved number 32, altogether numbers 30 -33 forming a terrace of four. The two parking spaces for number 30 are to the north west of the property and those for number 31 are to the south east of number 33.

1. The approved dwellings are two storey properties which have the character of largely traditional houses with vertically proportioned windows and a small pitched roofed extension at the rear of both properties.

The Proposal

1. The proposed development replaces the pitched roof rear annex with a flat roofed annex which is mostly to the rear of number 31 and coming within 0.15m of the boundary with number 32 which is slightly lower (500mm). The boundary with number 32 will therefore be a 3.1m high wall with projecting coping starting 500mm above the ground level of the adjacent property. The applicant has explained that the boundary between plots 30 and 31 is to be a fence and if the extension is built, this will form a party wall with the rest of the boundary separated by a timber fence. They do not consider that the new wall will be unneighbourly as it is positioned to the north of the adjacent property and plot 32 has not yet been sold so the prospective purchaser will be aware of the extension and will take this into account before purchasing.

Planning Status And Policy

1. The site lies within an area designated as Predominantly Residential on both the 1991 Castletown Local Plan and the draft Southern Area Plan which was published in January 2011.

Planning History

1. The layout was permitted on appeal after many years of applications, under PA 04/2083. Alterations to this were permitted under various applications but not for these plots.

Application No.:	11/01443/B
Applicant:	Hartford Homes Ltd
Proposal:	Erection of two dwellings (comprising amendments to PA 09/01335/B)
Site Address:	Plots 30 And 31 Knock Rushen Scarlett Road Castletown Isle Of Man IM9 1TQ

Representations

1. Castletown Commissioners and ht indicate that they do not oppose the application.

Assessment

1. The proposal will result in an extension which is not publicly visible and whilst the extension is flat roofed, it is single storey and has some element of detailing at the top of the walling, making it a little more attractive than a simple felt-roofed addition. It is considered that there will be no adverse impacts from the proposal and it is recommended for approval.

Party Status

1. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 25.11.2011

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 permission relates to the erection of two dwellings as shown in drawings 913-01 and 913-02 both received on 17th 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.

Decision Made : Permitted Date : 25.11.2011

Signed: _S. M. Mahle_ Michael Gallagher Director of Planning and Building Control

OR

Signed: Jennifer Chance Development Control Manager