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Application No.: 22/00907/B Applicant: Mr Jason Singleton Proposal: Demolition of the existing single storey lean-to garage and replaced with a two storey side extension and erection of a rear single storey extension Site Address: Westfield 21 Arbory Road Castletown Isle Of Man IM9 1ND Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 22.08.2022
C : Conditions for approval N : Notes attached to conditions
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.
It is concluded that the planning application is in accordance with the proposal complies with General Policy 2 and Environment Policy 36 of the Strategic Plan 2016 and the Residential Design Guidance 2021 having no significant adverse impact upon public or private amenities.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 26.07.2022. _______________________________________________________________
Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject
matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Isle Of Man Victorian Society, 52 Alberta Drive, Onchan
as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE APPLICANT IS A MEMBER OF THE DEPARTMENT
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing dwelling, Westfield, which sits on the corner of Arbory Road and Farrant's Way just outside the main town centre in Castletown. - 1.2 The house is a two and a half storey property which has a single storey annex on the southern side with a lean to roof sloping down towards Farrant's Way. The site is surrounded by a wall which is stone with fence above alongside Farrant's Way. There are also three semimature trees alongside the wall. The front boundary wall in painted render which includes a vehicular access off Farrant's Way and a further vehicular access on the corner of the two roads, serving the lean to garage. A pedestrian entrance sits in front of the house on Arbory Road. - 1.3 To the rear (southwest of site) is the side boundary of Farrant House.
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of replacement 2 storey attached garage to side elevation and a single storey flat roof extension to the rear.
3.1 The site lies within an area designated on the Area Plan for the South (2013) as "Predominantly Residential" use. The site is not within the town's Conservation Area which lies across the road from the southern boundary of the site. - 3.2 As such, the following parts of the Strategic Plan are relevant: - 3.3 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:
3.4 The Department has recently published the Residential Design Guidance (March 2021) which 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 property. - 3.5 Due to the proximity of the Conservation Area, Environment Policy 36 is applicable: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."
4.1 The application property has been extended under 04/00084/B and the driveway created under 12/01415/B. The latest application for the erection of a replacement timber fencing and the installation of a flue have been undertaken under 21/00139/B. - 5.0 REPRESENTATIONS
5.1 Highway Services comment (29.07.2022 & 15.08.2022): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."
5.2 Castletown Commissioners do not object (03.08.2022). - 5.3 Isle Of Man Victorian Society comment (10.08.2022); "We have viewed this application and extend our congratulations to the applicant and architect in their proposals for the two storey garage. We hope they can find a contractor who can faithfully convert the drawings into reality.
We note the two windows above the garage door are notated as 'uPVC double glazed.' Whilst this property is just outside the Castletown Conservation Area we feel it would be better if these were of the sliding sash variety which is what they would have been if this extension had been built as part of the original dwelling. It would add very little to the overall budget for this work but it would add greatly to the appearance of the dwelling and also set the bench mark for other planning applications in Castletown.
We trust the applicant/ architect/case officer will give sympathetic consideration to this request." 6.0 ASSESSMENT
6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene, and the potential impacts upon the neighbouring properties. Potential impacts upon the character and appearance of the street scene
6.2 The proposed side two storey extension in terms of its proportion, form, scale and design are in keeping with the property and although being publically viewable given the sites prominent position on the corner from Arbory Road and Farrant's Way; it is considered the works would represent a visual improvement to the amenities of the street scenes and the individual property, being well designed and appropriately finishes/detailing. The removal of the modern lean to garage would also be beneficial. - 6.3 In relation to the rear flat roofed extension which includes a parapet wall, with more contemporary glazing and painted render finish; this aspect will not be a prominent feature given the boundary walling/fences/trees. Notwithstanding this; the proposal is well designed and would fit well with the existing property. Potential impacts upon the neighbouring properties - 6.4 The proposed side extension is considered to be appropriate form of development which would have no significant impacts upon the amenities of the occupants of the neighbouring properties. The works are some distance from the nearest dwelling (36m to gable of Farrant
7.1 Overall, it is concluded that the planning application is in accordance with the proposal complies with General Policy 2 and Environment Policy 36 of the Strategic Plan 2016 and the Residential Design Guidance 2021 having no significant adverse impact upon public or private amenities and therefore it is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 05.09.2022
Signed : C BALMER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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