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1.1 The site represents the residential curtilage of Brownedge, Arbory Road, Castletown which is a three storey traditional detached property located on the south-western side of Arbory Road oppose the Buchan school.
2.1 The application seeks approval for alterations, widening of driveway and vehicular access and demolition of existing two storey extension and erection of a three storey extension to dwelling.
3.1 There are no previous planning applications which are relevant for the determination of this application.
4.1 The application site is within an area zoned for "Residential use" identified on the Castletown Area Plan 2001 and under the Modified Draft Plan for the South. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of the planning application. "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:
5.1 Castletown Commissioners indicate that they have no objections to the application. 5.2 The Highway Division have no objection to the proposal.
6.1 It is considered there a number of issues which need assessing when determining this application. These are:-
a) Visual impact upon character of the street scene; and b) Potential impact upon neighbouring amenities;
Visual impact upon character of the village and the street scene
6.2 In terms of planning policy General Policy 2 paragraph b and c are the most relevant to consider. Paragraph b indicates that development will only be permitted if the proposal respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Paragraph c states that any development should not affect adversely the character of the surrounding landscape or townscape. 6.3 The proposal involves the removal of a existing storey and half extension and an attached flat roofed garage. Neither of these existing extensions adds to the quality of the existing property which is a very attractive property, albeit in a poor state of repair. 6.4 The proposed extension would be set back from the front elevation and therefore is slightly smaller in height compared to the main dwelling house. The proportions, form, design and finish of the proposed two storey extension would be in keeping with the existing property. 6.5 The rear extension given its size, position and height would not be apparent from public view. 6.6 Overall, in terms of the proportion, form and design of the side extension, the proposal would be a vast improvement over the existing side extensions which are not in keeping with the existing traditional property. Therefore the proposal is considered beneficial to the visual appearance of the existing property and street scene complying with General Policy 2. Furthermore, the submission will result in the existing house being restored, which is also a positive for the area.
6.7 The only property potential affect by the development would be Ty'r Barilwr which is a detached property to the east of the application site. Only the single storey rear extension may have an impact given its position running along the boundary shared by both properties.
However, visiting the site it was considered the proposed rear extension would not have a significant impact upon neighbouring amenities for the following reasons;
a) the existing boundary wall (2/1.8 metres stone wall); b) the extension being setback 1 metre from this boundary; c) the height of the proposal (4 metres); and d) the distance the extension would be from the rear elevation of the neighbouring property.
7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Castletown Commissioners
8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 12.11.2012
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the alterations, widening of driveway and vehicular access and demolition of existing two storey extension and erection of a three storey extension to dwelling as proposed in the submitted documents and drawings 2142/12 01, 2142/12 02, 2142/12 03, 2142/12 04, 2142/12 05 and 2142/12 06 all received on 10th October 2012.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 13/11/12
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Jennifer Chance Development Control Manager
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