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| Application No.: | 14/00533/B |
| Applicant: | Mr Neil Philip & Mrs Miriam Louise Garlick |
| Proposal: | Erection of extension to rear elevation |
| Site Address: | 10 Raad Ny Gabbil Castletown Isle Of Man IM9 1HH |
| Case Officer: | Miss Melissa McKnight |
| Photo Taken: | |
| Site Visit: | 23.05.2014 |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the residential curtilage of 10 Raad Ny Gabbil, a detached bungalow sited on the western side of Raad Ny Gabbil in Castletown. Raad Ny Gabbil is a cul-de-sac which the application sits at the end. To the north of the site is the A5 Bypass.
2.1 The planning application seeks approval for the erection of a single storey flat roofed extension to the rear of the dwelling which would be sited alongside an existing conservatory. The extension proposed would create a utility and dining room extension.
2.2 The proposed extension would project 3.3 metres from the elevation of the dwelling and would have a length of just less than 6.4 metres. As already mentioned, the extension would be single storey which would have a height of 3.2 metres.
2.3 The proposed extension would be finished in a smooth painted render and would have UPVC framed windows and doors throughout.
3.1 The application site has been the subject of two previous planning applications which were both granted planning approval and have been listed below:
PA 04/00232/B: Erection of a conservatory on rear elevation
PA 03/01762/B: Conversion of integral garage to additional living accommodation
4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Area Plan for the South 2013.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:
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:
Paragraph 8.12.1 states:
"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
5.1 At the time of writing there have been no written representations received regarding the current planning application.
6.1 Given the level and nature of development proposed, there are three fundamental issues to consider in the assessment of this current planning application. Firstly, it is essential to consider the impacts of the proposed development on the residential amenity of No. 9 Raad Ny Gabbil. Secondly, it is appropriate to consider whether or not the proposed extension would have a detrimental impact on the street scene of Raad Ny Gabbill and Arbory Road and general public amenity. Thirdly and finally, it is imperative that the extension proposed respects the main dwellinghouse with regards to design and finish.
6.2.1 The proposed extension would be erected 5 metres from No. 9 Raad Ny Gabbil and would have a door on the southern elevation which would directly face the existing timber boundary fence. Whilst the proposed new extension would partially be visible from the visible property, it is not considered to be scale that would be judged to cause harm to the residential amenity of No. 9 Raad Ny Gabbil.
6.2.2 The proposed door would not give rise to any additional overlooking than what can already be achieved. As such, the residential amenity of No. 9 Raad Ny Gabbil would be adequately preserved with the proposed extension considered to have no adverse impact upon the neighbouring dwelling.
6.3.1 The proposed extension would not be visible from within Raad Ny Gabbil and as a result would have no impact upon the street scene of Raad Ny Gabbil.
6.3.1 The proposed extension may partially be visible from Arbory Road which travels to the south west of the application site. However, given the existing vegetation boundary of Greeba, west of the application site, and No. 9 Raad Ny Gabbil, it is unlikely that any full views of the extension would be attainable. As such, it is deemed that the development proposed would have a limited, if any, impact on the street scene of Raad Ny Gabbil or harm public amenity.
6.4.1 Although the extension would be finished in a smooth painted render and the main dwellinghouse has a dashed render, the finish of the proposed extension is not considered to harm the existing appearance of the main dwelling. There are sections of the existing dwelling, for example the front porch, which has painted cream render finish and for that reason it is judged that the extension would not be at complete odds with the dwelling itself.
6.4.2 The extension proposed is relatively modest and subordinate and is therefore considered to respect the main house siting, layout, scale, form, design and is deemed an acceptable form of development.
7.1 For the reasons set out above in Paragraph 6 of this report, it is concluded that the planning application accords with the provisions of General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and is recommended for approval.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
| Recommendation | |
| Recommended Decision: | Permitted |
| Date of Recommendation: | 14.06.2014 |
| Conditions and Notes for Approval / Reasons and Notes for Refusal | |
| 14 June 2014 | 14/00533/B |
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawing No: 01 and 02 date stamped as received 30th April 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 16/6/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Head of Development Management
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