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Application No.: 19/01006/B Applicant: Janet And Gerald Bradley Proposal: First floor extension to garage at rear of property. Site Address: 9 The Promenade Castletown Isle Of Man IM9 1BJ Planning Officer: Mr Paul Visigah Photo Taken: 24.09.2019 Site Visit: 24.09.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.11.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such. To provide adequate off-street parking for the main dwelling house "9 The Promenade"
This approval relates to drawing numbers 19/21/01 date stamped and received 10 September 2019 and 19/21/02 Rev A date stamped and received 8 October 2019. _______________________________________________________________
Additional Persons None
Officer’s Report SITE
1.1 The application site is the residential curtilage of 9 The Promenade Castletown, which is located on the north-eastern side of Castletown. The property is three-storey, terraced dwelling with a single storey detached garage providing two internal parking spaces. The site also has access to an unallocated (unrestricted parking area) in front of the dwelling. - 1.2 This dwelling which overlooks the Castletown Bay is finished with painted masonry render with its steeply pitched roof covered in grey slate tiles. At the rear of the property is a narrow alley which serves the detached garage and the rear parking and garages to the abutting dwellings. The site is quite visible from the abutting rear lane, as well as the surrounding rear lanes near the property, although these lanes are rarely used. THE PROPOSAL
2.1 Planning approval is sought for first floor extension to garage at rear of property. - 2.2 The proposed extension will be built over and within the footprint of the existing garage. The extension would measure 6.2m x 6.3m and would be served by a stairway leading to the rear yard. There would be a window 2.4m x 1.4 on the front elevation, while two roof lights 900mm x 1m will be installed on the rear roof pane. The external walls will be finished a painted masonry render while the roof would be covered with grey slate tiles to match the existing. The length of the second parking area within the garage would be reduced by 900mm, giving a depth of 5.1m.
3.1 The application site is within an area designated as 'Predominantly Residential' on the Area Plan for the South (Map 5) and the site is not within a Conservation Area. As such, the following policies are considered to be vital in the assessment of the application:
3.2 General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.3 Section 8.12.1 focused on Extensions to Dwellings in built up areas or sites designated for residential use states thus:
"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".
A.7.1 High levels of car ownership have led to an increase in the level of parking expected for new residential development, and outside of town centre locations these standards should not be relaxed. New-built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to:
3.5 Section A.7.6 Parking Standards Residential Terraces 2 spaces per unit, if not within curtilage then located as close to units as possible without compromising residential amenity. Parking spaces should not be provided in front of the dwellings where this would result in a poor outlook for residents and would detract from the amenity of the area. These standards may be relaxed where development:
4.1 The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application: PA 08/00624/B - Erection of a replacement garage to rear elevation - APPROVED
4.2 The proposed extension will be built over the replacement garage that was approved in 2008.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 The Department of Infrastructure (DOI) Highways Division although consulted on 17 September 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.2 Castletown Commissioners although consulted on 17 September 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this case are the visual impact of the proposal on the streetscene and the impact of the extension and balcony on the amenities of those in adjacent residential properties.
6.2 The nature of the design proposed is considered be appropriate to the dwelling since the roof pitch angle, the grey slate roof cover, as well as the external painted masonry finishing will be preserved. It is also noted that the nature of the properties in the area is as such that a number of the dwellings have living spaces above the garages (Nos. 3, 6, and 7). As such, the first floor extension to the garage is considered to be in keeping with the existing dwellinghouse and the vicinity of the dwelling and would not unacceptably harm the characteristics of the existing building or the character of its surroundings.
6.3 The proposed extension is not expected to generate any impacts beyond the views to the public parking area abutting the rear alley, as the window to the proposed extension overlooks the parking area. As well, the view from the proposed window to the rear of the closest dwelling on Stenning Place is beyond 28m and as such the chances of overlooking are negligible. The proposed velux windows are also not considered to result in any negative impacts given their position to the rear of the proposed roof, from which views would be afforded solely of the dwellings rear, although there would be glancing views of the rear of No.8. - 6.4 Granting the extension will reduce the internal size of one of the existing garage spaces to 5.1m, there is an unallocated parking area in front of the dwelling which the residents have access to. It is also noted that the 1, 1A, 1H, 11 and 12 Bus Route is only 300m away from the application site and as such its proximity to the available bus route is a consideration when considering a loss of standard parking for terraced dwellings such as the application site (See Appendix A.7.6 of the Strategic Plan); although the smaller garage space (3m x 5.1m space) will be suitable for smaller vehicles. Based on the foregoing, the impact of the extension on parking provisions or highway safety would not be sufficient to warrant a refusal. - 6.5 On these bases, it is considered that the proposed development is acceptable in the context of both GP 2 (b, c, g and i) and Appendix A.7.6 of the Strategic Plan, as such, is acceptable.
7.1 Overall, it is not considered that the proposal will result in unacceptable impacts on the amenities of the neighbours, the visual appearance of the property and the streetscene, as well as high way safety and as such the application is recommended for approval. 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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 14.11.2019 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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