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Application No.: 25/90641/B Applicant: Mr & Mrs Val Kobuta Proposal: Alterations including installation of rooflights, replacement of patio door with a window, rendering and cladding, installation of a flue, erection of boundary wall and removal of windows from dormer window (part retrospective) Site Address: 35B Scarlett Road Castletown Isle Of Man IM9 1NS Senior Planning Officer: Jason Singleton Photo Taken: 29.07.2025 Site Visit: 29.07.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.09.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Reason: To safeguard the amenities of adjoining occupiers given the nature of the use of the room from overlooking and privacy.
This application has been recommended for approval for the following reason. The proposed material alterations to the property would comply with General Policy 2 and Environmental Policy 22 of the Strategic Plan 2016.
This decision relates to drawings and supporting information received on 14th July 2025, referenced; 01, 02, 03, 04.
_________________________________________________________________ Right to Appeal It is recommended that the following should NOT be given the Right to Appeal: Highways Services - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the residential curtilage of No.35B Scarlett Road Castletown. The property is a new build that has been erected with its roof on and watertight but has not been cladded or landscaped yet. The adjacent plot also has their building erected to the same stage of development. - 1.2 The property sits adjacent to No.37 Scarlett Road to the east and a newly built dwelling to the west. This site previously occupied one dwelling house and now has two dwelling on the site (see planning history). - 1.3 The character of the residential area is predominately detached buildings of various forms and sizes, some with gables facing the highway and some being side on. The neighbouring properties are mainly characterised by 1970/80/'s dormer bungalows, notably a steeply pitched tiled roof and an attached flat roof garages. The detached properties generally are separated by pathways down each side of the dwellings that corresponds with their neighbours. Many have dormers in the front elevation biases to one side. The surrounding dwellings have evolved and extended over the years, slightly altering the appearance and colour but generally these properties are single storey, pitched tiled roofs, and integrated garages, gardens to the front and tandem parking to one side opposite the flat roofed garages.
2.0 THE PROPOSAL - 2.1 Proposed are a series of material alterations to the external appearance that will see a series of amendments to the parent approval (inc AIR) PA 22/00373/B - Installation of 5no rooflights, Patio door to front to be replaced with window, use of natural stone cladding to front and rear elevations, Installation of a log burner flue, change to paviour type approved to patio area, composite wood weatherboard as an alternative to that approved, the addition of natural stone cladding to front and rear elevations, blockwork to part of boundary between both plots.
2.2 The applicant's agent has noted the following alterations for clarity and notes the alterations area; "To rationalise use of the building the applicant would like to implement the following changes to the watertight structure to accommodate internal re-planning:
2.3 "With regard to PA 23/10042/AIR, the variations proposed in respect of the finishes that have yet to be put in place are
3.0 PLANNING POLICY LOCAL PLAN - 3.1 In terms of land use designation, the application site is within an area recognised as being predominately residential use under the Area Plan for the South Map 5 Castletown. - 3.2 The site is not within a conservation area, nor is in an area at risk of flooding. There are no registered trees within the site that are of concern. STRATEGIC PLAN - 3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy
5 Design and visual impact. Spatial Policy 2 Development in Service centres (Castletown) 5 New development within defined settlements General Policy 2 General development control considerations (b,c,g,h,i) Environment Policy 22 Protection from Statutory Nuisance (smoke) 42 Designed to respect the character and identity of the locality
4.0 PLANNING HISTORY - 4.1 The application site benefits from two recent approvals, one for the creation of the dwelling house and the other for the discharge of the conditions. This application will result in a new planning consent for the site.
5.0 REPRESENTATIONS(in brief - full reps can be read online) Statutory Consultations - 5.1 Castletown Commissioners had not commented at the time of writing. - 5.2 Highways Services (21.07.25) No Objection. "HDC does not oppose (DNO) the following applications. Advisory comments are applied where relevant, such as for licences to use the highway for equipment and material during works: After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking".
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 Principle The starting point here is the land designation within the area plan which designates the site as predominately residential. The site formerly had one dwelling and thought a previous approval now has two swelling on site one being the mirror image of the other. It can be agreed that this part of Castletown is within an existing town (Spatial Policy 2) and would also be considered to accord to Strategic Policy 2. As this site is adjacent and surrounded by existing residential dwellings the principle of material alterations to the external appearance is broadly acceptable. - 6.3 Visual Impact Strategic policy 3 seeks that local material and character are used (emphasis on 'character' here) which is echoed through Strategic Policy 5 where new development should make a positive contribution. This is somewhat repeated through Environment Policy 42 that broadly seeks the character of the area is protected and local identity is respected which dovetails into those aspects of General Policy 2. - 6.4 The proposal would see a series of small alterations to the facades of the property since its first approval, the proposed alterations as noted in section 2 and would be considered acceptable alterations to the external elevations and fenestration details. - 6.5 Visiting the site it was observed, that this building (and that of its neighbouring building) is erected with its roof coverings in place, windows and doors fitted and the brickwork skin (timber frame) to the ground floor elevation and the felt and battens being exposed on the upper proportions extending into the apex's to the front and rear. - 6.6 With regard to the proposed flue, being on the side (east) of the building it would not be considered an incongruous feature and would not be apparent from the public highway. Flue's and their association on buildings are common place given the popularity of wood burning stoves and alike. As such this aspect is not considered to have an adverse visual impact on the property when viewed from the surrounding neighbouring properties or that of the immediate area.
6.7 The alteration to the material palette would not be considered to have an adverse visual impact on the character of the area, albeit it would present a slightly different appearance to the adjacent plot of similar built design and in this instance could be said to be in a more modern interpretation of a dormer bungalow representing a new build. The overall appearance here ensures the proposed dwelling accords to those specific policies of STP3,STP5, GPb2c, EP42. - 6.8 Neighbouring Amenities Considering the level and scale of development proposed here and those alterations being material to the external elevations it is considered to be relatively modest and through its design is not judged to cause harm to the enjoyment of the main dwelling house or considered to harm the neighbouring amenity, specifically those to the sides through any overlooking, loss of light, an over bearing impact, loss of privacy and general visual amenity. The proposed ensuite at ground floor on the east elevation can be conditioned to have privacy or frosted glazing, also the adjacent window previously served a principle room (living room) and now the internal configuration shows this window serving a bedroom (secondary room), as such and as this is at ground level, there are no concerns regarding overlooking leading to a loss of privacy, over and above the original approval. - 6.9 With regard to the proposed installation of the flue pipe to the east elevation roof space. The use of the flue in conjunction with a proposed wood burning stove, the installation can raise concerns of air pollution to neighbouring properties. However, given the location of the flue pipe on the side of the property and its height extending up the front slope of the roof, and that it is to be used a 'feature' as opposed to the sole supply of heating and hot water due to the modern construction of the property, it is considered to be of sufficient distance away for adequate discharge of the smoke following combustion so not to be considered a nuisance from smells or smoke and would be in compliant with Ep22. - 6.10 On balance, these aspects of the proposals as noted above would be considered to be compliant with those sections of General Policy 2(g) and that as noted in the RDG'21. - 6.11 Highway Safety The access, garaging and parking arrangements to the front of the property would not result in any changes beyond current occupation, and it is noted highways services raise no objection either. Therefore the proposal is considered acceptable in these respects to General Policy 2(h&i).
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the material alterations to the new dwelling on site would be an appropriate form of development that has been designed to ensure it does not materially harm the character of the area or the use and enjoyment of neighbouring properties which in turn complies with those aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 08.09.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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