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Application No.: 24/91011/B Applicant: Silvia And Andy Bobok Proposal: Single-storey extension to rear of property and installation of twin-walled flue for multi-fuel burner. Site Address: 4 Reayrt Ny Cashtal Castletown Isle Of Man IM9 1BY Planning Officer: Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.11.2024 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
This application has been recommended for approval for the following reason. The proposals are considered to comply with general Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following drawings received 11.09.2024:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highways - no objection Castletown Commissioners - made no comments ___________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The existing site is a residential property located at 4 Reayrt Ny Cashtal, Castletown. It is accessed off the A5 main road onto King William's Way with a North West orientation. - 1.2 The dwelling is semi-detached and currently comprises 3 bedrooms, a living room, kitchen, and bathroom facilities. The third bedroom is under 6m2 in area and cannot functionally be used as a bedroom due to it's small size. - 1.3 The property sits on a rectangular plot, with a garden space at the rear that is primarily laid to lawn and a driveway area to the side. All the surrounding properties have a similar layout. - 1.4 The surrounding area is predominantly residential, with properties of similar size and character. The dwelling is well-integrated into the existing streetscape, with access provided via King William's Way off the main A5 road.
2.0 THE PROPOSAL - 2.1 The proposed development involves the construction of a single-storey extension to the rear of the existing dwelling. The extension projects 3.6 metres from the rear and 5.9 metres in width. The extension wraps around the side of the property projecting 2.425 metres to the side but leaving 1 metre to the side boundary. The area of the extension created is 23.5m². - 2.2 The extension will be single-storey, with a lean to roof design. The roof where it runs past the side of the house will become double pitched to maintain a uniform appearance with the existing. - 2.3 A twin walled flue is also proposed to the side elevation of the property for a multi fuel burner.
3.0 PLANNING HISTORY - 3.1 No applications of relevance.
4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as "Proposed Residential" on the Area Plan for South, Map 5 - Castletown. The property is not within a Conservation Area or a Flood Risk Zone. - 4.2 General Policy 2 indicates that generally house extensions and new houses within areas designated for development will be permitted, providing that they reflect and enhance the appearance of the existing property, adjoining properties, and their setting in terms of scale, design and materials. - 4.3 General Policy 2 states: "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:
Residential Design Guide (2021)
4.4 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS - 5.1 The following representations can be found in full online, below is a short summery; - 5.2 LOCAL AUTHORITY
6.0 ASSESSMENT - 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE - 6.2 The proposed extension is to the rear elevation and wraps around the side but given it is single storey and well set back as well as being proposed of matching materials would not result in any significant adverse impact from the street frontage. - 6.3 The extensions proposed are in keeping with other additions and the style and design of the property and as such are considered in keeping. - 6.4 The flue is to the side elevation of the property well set in from the boundary and whilst it will be visible it is an acceptable addition to the dwelling and wont project above the ride height of the dwelling. - 6.5 Accordingly, the overall works are considered to be acceptable forms of development in this respect and comply with GP2. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS
6.5 The property and its neighbours are two storey dwellings. The application property and number 3 are adjoining pair of semi-detached dwellings. No 4 and No 5 are separated by two driveways to the side of the property. The proposed extension and flue are to the rear and side facing No 5 however given the extension is single storey and the flue is set well in from the side boundary they will not result in any significant detrimental impact through overshadowing, overlooking or privacy impact.
6.6 No objections have been received which raise privacy or amenity concerns. The proposals are considered in accordance with General Policy 2 and the residential Design Guide. PARKING - 6.7 The proposals demonstrate that two cars can still be parked on the driveway off road and this is considered sufficient to support the property which will have 3 bedrooms once the works are complete. The existing 3rd room would be considered a study given its small size.
7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no unacceptable adverse impacts upon private or public amenities. As such the planning application is recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 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). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 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. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. _____________________________________________________________________
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: 01.11.2024 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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