15 March 2024 · Delegated
5, Ballacubbon Arbory Road, Ballabeg, Castletown, Isle Of Man, IM9 4hr
The application sought permission to add a further single-storey extension to the side gable of a two-storey dwelling that had already been extended under an earlier approval. The property sits within an estate of similar two-storey houses, several of which have side extensions with lean-to slate roofs, so the proposal fits an established pattern in the streetscene. The extension's siting, size, design, and materials were assessed against the Isle of Man Strategic Plan 2016 and the Residential Design Guide (July 2021). The removal of a gate pillar set back from the estate road was also considered; as it is not readily visible from public view, its loss was judged not to harm general public amenity or the local streetscene.
The extension was approved because its siting, scale, design, and materials were found to have an acceptable visual and amenity impact on the property, neighbouring properties, and the wider streetscene, in line with General Policy 2 of the Isle of Man Strategic Plan 2016. The loss of the pillar was not considered harmful given its limited visibility from public areas. A condition securing a replacement tree addressed the concern raised by DEFA Forestry.
general standards towards acceptable development visual and neighbouring amenity
acceptable visual and amenity impact
promote good design and use of local materials and character
materially relevant
supports principle of residential development in zoned areas
materially relevant
not impact on the adjacent conservation area
materially relevant
Environment Policy 36: Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area. 7.31 Advertisements in Conservation Areas 7.31.1 Some advertisements found and proposed in Conservation Areas are inappropriate and do not reflect the special character and designation of the area. The design of advertisements should respect the physical appearance of the premises in order to integrate re adily with its surroundings. Traditional details, hanging signs and hand painted signage are most appropriate and will be encouraged.
promotes development taking account of locality in design
materially relevant
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
prevent criminal activity and reduce spread of fire
materially relevant
conserve the Island's water
materially relevant
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The tree planting as shown in DWG 4A shall be provided within the first available planting season after the existing tree is removed and no later than the first available planting season following the first use of the extension hereby approved. In the event the new tree dies or is damaged within the first 5 years, it shall be replaced with another native species in the next available planting season and retained thereafter.
