26 September 2019 · Delegated
21, Kissack Road, Castletown, Isle Of Man, IM9 1nw
Permission was sought at 21 Kissack Road, Castletown to carry out alterations, erect a rear first floor extension, and install dormer windows. The application was refused by a delegated Principal Planner on 26 September 2019. The central reason for refusal was the design of the proposed two-storey flat-roofed rear extension. It would be visible from both Kissack and Scarlett Roads and was considered to be an incongruous and clumsy addition that does not follow the style or design of the existing building. The Department's Residential Design Guidance, adopted in March 2019, presumes against flat-roofed extensions that are publicly visible and out of keeping with the host building. The proposal was found to conflict with this guidance and the broader requirement for development to have an acceptable impact on the surrounding area.
The application was refused because the proposed two-storey flat-roofed rear extension would be visible from both Kissack and Scarlett Roads and would appear as an incongruous and clumsy addition to the existing building. Residential Design Guidance presumes against flat-roofed extensions that do not follow the style and design of the building they are attached to, particularly where publicly visible. The proposal was found to conflict with the requirement that development has an acceptable impact on the surrounding area.
Refusal Reasons
General Policy 2
requires that development has an acceptable impact on the surrounding area
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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
