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Application No.: 16/00111/B Applicant: Ian Brady Proposal: External alterations to side and rear elevation Site Address: Tir-Nan-Og Brookfield Avenue Castletown Isle Of Man IM9 1TL Case Officer : Mr Edmond Riley Photo Taken: 16.02.2016 Site Visit: 16.02.2016 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of an attractive and well-proportioned semidetached dormer bungalow called 'Tir-Nan-Og' located on the northeastern side of Brookfield Avenue, the short residential street situated opposite Ronaldsway Airport. Tir-Nan-Og has a rearward projection that extends beyond the rear building line of the dwelling and also beyond the rear building line of the adjacent, detached 'Wyncote'. - 1.2 The semi-detached neighbour ('Benha') is of identical form to Tir-Nan-Og. Both have hipped roofs with gable features finished in what appear to be red rosemary roof tiles along with creamcoloured roughcast render.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for window and door alterations at both the rear and side of the dwelling, all of which reflect some internal alterations that themselves do not require planning approval. The existing kitchen, boiler room and larder, along with an internal porch that provides external access to the boiler room, will be rationalised into a single room providing a much larger kitchen. Also shown is for the small garden store, located within the rearmost part of the rearward projection of the dwelling, to become the new boiler room. - 2.2 To facilitate these changes, a window and the side door (serving the existing boiler room and the aforementioned porch resectively) would be removed and filled in with new walling to match the existing render. Also necessary is the replacement of a pair of small windows in the rear elevation of the rearward projection with a set of French double doors, along with a cat flap.
3.0 PLANNING HISTORY - 3.1 Neither the application site nor the neighbouring dwellings either side have been the subject of any application considered to be of material relevance to the assessment of the current proposal.
4.0 THE DEVELOPMENT PLAN - 4.1 The site falls within an area zoned as Predominantly Residential on the Area Plan for the South 2013 - Map 5 Castletown. The land to the north of Brookfield Avenue is zoned as a Strategic Reserve business park site on Map 4 Ballasalla, while beyond the railway to the west and south the
zoning is 'white land'. With this in mind, and given the nature of the proposal, the provisions of Strategic Plan General Policy 2 apply.
5.0 REPRESENTATIONS - 5.1 Highway Services in the Department of Infrastructure offered no objection to the application on 04.02.2016, while on 16.02.2016 Castletown Commissioners commented that they had no comment.
6.0 ASSESSMENT - 6.1 None of the proposed works can be seen from a public position. As such, the assessment necessarily focusses on only whether or not the changes proposed are appropriate in terms of the design and also neighbouring living conditions. - 6.2 Overall, the net amount of glazing that would result from the proposal would be very nearly in balance with the existing situation, although it would all be concentrated at the rear. As such, and given that the views of neighbouring Wyncote from within Tir-Nan-Og are entirely masked by the latter's garage, this is considered to represent a benefit in terms of protection of the privacy of Wyncote. In terms of Benha, the pair of French doors would merely provide a slightly enlarged view over the garden of that property relative to the existing. The proposal is therefore considered acceptable in the context of part (g) of General Policy 2. - 6.3 From a physical point of view, the works proposed represent something of a 'tidying up' of both the side and rear elevations. While the existing arrangement is by no means considered to be poor or inappropriate, it is a little haphazard and having the cleanness of the finished wall and French doors in place will somewhat improve the appearance towards the rear of the dwelling, in accordance with parts (b) and (c) of General Policy 2.
7.0 RECOMMENDATION - 7.1 In view of the above, it is considered that the proposal represents an acceptable form of development in accordance with the adopted development plan policies and is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 01.03.2016 Conditions and Notes for Approval: C : Conditions for approval
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 development hereby approved relates to plan 15/51/01, date-stamped as having been received 3rd February 2016.
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: 02.03.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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