16 October 2024 · Delegated
24, Scarlett Road, Castletown, Isle Of Man, IM9 1nu
This application at 24 Scarlett Road, Castletown sought permission to replace the existing single-storey ground floor garage, utility, and kitchen/dining area with a new single-storey structure to the side and rear of the property. At the same time, the existing flat-roofed dormer was to be replaced with an extended pitched roof stairwell and bathroom. The property is a chalet-style detached dwelling sitting to the north of the highway, with a large flat-roofed rear extension already in place measuring approximately 6.7m wide by 7.0m deep. The surrounding residential area features detached buildings of various forms and sizes. The application was assessed against the principle of development, design and visual impact, and the effect on neighbouring amenity. All three issues were resolved in favour of the proposal, and permission was granted on 16 October 2024.
The application was approved on 16 October 2024 under delegated powers. The key planning considerations were the principle of development, the design and visual impact on the surrounding area, and the effect on neighbouring amenity, all of which were found to be acceptable. The formal decision record lists 6 conditions.
Priority for new development to identified towns and villages
Principle of development
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Castletown is defined as a Service Centre
Principle of development
To respect the character of our towns and villages
Design and visual impact
Design and visual impact
Design and visual impact
General Development Considerations
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
Designed to respect the character and identity of the locality
Design and visual impact
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.''
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: - Class 14 - Extension of dwellinghouse - Class 15 - Garden sheds and summer-houses Class 17 - Private garages and car ports Class 26 - Garage doors Reason: To control future development on the site.
Condition 3
3. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate parking provision to the dwellinghouse.
Condition 4
4. The proposed bathroom window to the first floor rear elevation; shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Condition 5
5. Within 12 months of occupation or substantial completion of the extension hereby approved, the "pressed metal eaves cladding with concealed gutter trim" and "horizontal cladding boards", unless otherwise approved in writing by the Department, shall be installed as per the drawing referenced; C-050- and C-061 received on 29th August 2024. REASON : To ensure the architectural detailing is installed as per the proposals
Condition 6
6. Within 6 months of occupation or substantial completion of the extension hereby approved, the "pressed metal eaves cladding with concealed gutter trim" and "horizontal cladding boards", unless otherwise approved in writing by the Department, shall be installed as per the drawing referenced; C-050- and C-061 received on 29th August 2024. REASON : To ensure compliance with the approved plans and the installation of the architectural detailing.
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