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Application No.: 21/00177/B Applicant: Mr Shaun Morgan Proposal: Alterations and erection of an extension Site Address: 8 Raad Ny Gabbil Castletown Isle Of Man IM9 1HH Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.04.2021 _________________________________________________________________
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.
N 1. The applicant/land owner/agent is to be advised to contact DOI Highway Services in respect of any separate S109 a agreements for works within a highway.
This application has been recommended for approval for the following reason. The application accords with General Policy 2 of the IOM Strategic Plan 2016 and the principles of the Residential Design Guidance 2019.
Plans/Drawings/Information; The approval relates to drawing numbers 009/EX001, 009/EX002, 009/EX003, PA 001 and PA 002 all received 23/04/2021. _______________________________________________________________
Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions and these relate to planning considerations:
Department of Infrastructure Flood Risk Management _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the curtilage of a detached residential property which fronts onto Raad ny Gabbil and backs onto Arbory Road looking south west over open agricultural land. The dwelling is single storey with accommodation in the roof, there is an attached garage and off road parking to the front. - 1.2 To one side of the rear elevation there is an existing 4.8m x 3.8m pitched roof extension, on the opposite side is a small greenhouse. - 1.3 Central to the rear roof slope is a 2.8m long flat roof dormer, alongside which are two rooflights. - 1.4 The dwelling forms part of a cul-de-sac of similar size and styled dwellings. It forms part of a wider residential area sitting between the A5 main road and Arbory Road. PROPOSED
2.1 The application seeks approval for the removal of the rear greenhouse and its replacement with a new extension matching the existing pitched roof extension on the adjacent side. Sitting between the two rear extensions is proposed a smaller linked flat roof extension matching the eaves level of the main house. - 2.2 Also proposed is the replacement of the existing dormer with a new dormer stretching from the eaves level upwards and sitting 1m below the ridge height of the main house. - 2.3 The new extension is to be installed with a apex feature window and timber cladding on the end gable. The linked extension and dormer are both to be finished in timber cladding and installed with floor to ceiling glazing at ground floor and a single window in the dormer bathroom. A new window is proposed on the side elevation of the proposed extension facing towards the boundary of neighbouring property Number 7. Two roof lights are proposed in either side of the roof slope of the new extension. An additional roof light is proposed in the main dwelling roof. The existing extension and front elevation of the house is to remain unchanged. PLANNING HISTORY
3.1 The dwelling has been subject to one other application for the erection of a front porch in 1997 under PA 97/01743/B. PLANNING POLICY - 4.1 The application site sits within an area designated as residential on the Area Plan for the South 2013, as such General Policy 2 of the IOM Strategic Plan is most relevant to the assessment of any application here, with consideration also given to matters relating to dormers, extensions and neighbouring amenity in the Residential Design Guidance 2019.
4.2 General Policy 2 states (in part): "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:
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners had not commented on the application as of 27/04/2021.
5.2 Department of Infrastructure Highway Services - no interest (19/03/2021).
5.3 Department of Infrastructure Flood Risk Management - No interest (13/04/2021). - 5.4 No comments received from neighbouring properties.
ASSESSMENT 6.1 The existing dwelling has a double frontage with key public views to both the front and rear elevations. The surrounding houses are similar in size and style and many, including the existing dwelling, have existing dormers and extensions of various sizes. The proposed rear extension by reason of its size, height and overall massing mirroring the existing extension helps to present a balance and symmetry across the rear elevation and its single storey height helps to limit any adverse or overbearing impacts on the existing house and adjacent neighbour. The linked extension infilling the space between the two is also unobjectionable.
6.2 The side elevation window on the proposed extension is addressed in the supporting statement outlining that the window faces towards the neighbour's garage which projects further back than the application dwelling and between which sits existing boundary treatment, it is concurred that the window will have a limited impact on privacy on the adjacent neighbour and is considered to be acceptable.
6.3 The rear dormer is perhaps the most contentious element of the proposal being notably large, flat roofed and clad in timber. The Residential Design Guidance 2019 generally seeks to avoid such dormer structures, however in this case there is already a flat roof dormer on the property and the proposal now is to replace it. The context of the streetscene as viewed from Arbory Road is considerably varied comprising a mix of extensions with gable and hipped finishes, conservatories, greenhouses and shed, flat roof extensions and rear dormers including some full width dormers. The proposed dormer would perhaps be the tallest running down to eaves line, but its positioning between the roofs of the two extensions limits views when travelling along the road and it would not look physically out of keeping. The small width of the dormer and its height below the main roofline also helps to maintain a secondary appearance to the rear roof slope. - 6.4 The approach to finishes taken throughout the extensions and dormer will undoubtedly result in a more contemporary and upgraded appearance to the rear of the property but this is not considered to be unobjectionable and there appears to be a design intention throughout the scheme and dwelling. The proposals for the dropped kerb would not alter the existing driveway where it meets the pavement and no new highway issues are therefore expected. If anything the extension to the dropped kerb (which would require a separate S109a) would help to facilitate easier access for vehicles into and out of the existing driveway and could be considered to help towards improving highway safety for the occupants and other road users. RECOMMENDATION
7.1 It is considered that the proposed works would have an acceptable impact on the existing property, streetscene and neighbouring amenity and would comply with General Policy 2 and the principles of the Residential Design Guidance 2019. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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.
Decision Made : Permitted Date: 30.04.2021 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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