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Application No.: 17/01300/B Applicant: Mr Karl Barrow Proposal: Erection of rear extension at first floor level Site Address: 32 St Germans Place Peel Isle Of Man IM5 1BZ Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.02.2018 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information; This approval relates to drawing number KB-1/17a date stamped and received 19/12/2017. _______________________________________________________________
Additional Persons
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 32 St. German's Place, a three-storey, mid-terraced dwelling in Peel. The terrace, though sharing a common roof apex height, comprises dwellings of both two and three storeys in height each which have front elevation that directly join the main highway of St. German's Place. - 1.2 At the rear, each of the dwellings forming the terrace has some form of extension or rear projecting outlet. These extensions comprise a mix of both single storey and two storey
2.0 PROPOSAL - 2.1 Full planning approval is sought for the erection of a new pitched roof extension at the rear and atop part of the existing flat-roofed extension. The extension would sit nearest the boundary with adjoining property No. 30 St. German's Place. - 2.2 The extension would be 2.5m wide and project 3.3m from the rear elevation. To eaves level 2.4m and 3m to central ridge level. - 2.3 A single window is proposed in the rear elevation. - 2.4 The extension is to be finished in materials to match the existing dwelling and is to provide a new bathroom to the main dwelling house.
3.0 PLANNING HISTORY - 3.1 The site has recently been the subject of one planning application for a similar scheme PA 17/01071/B was refused for the erection of a rear flat roofed extension providing a new bathroom to the first floor. The officer for the application reported on the proposal indicating that those existing two storey flat roof extensions that were already evident along the terrace clearly demonstrated how inappropriate such flat roof extensions were to the area. - 3.2 The officer for PA 17/01071/B concluded that while the impact of the extension on neighbouring living conditions would be acceptable, the design and form of the two storey flat roof extension would fail to respect the existing dwelling and terrace on which its sits contrary to part (b) of General Policy 2. - 3.3 The application was refused. The reason for refusal stated on the decision notice was: "The flat-roofed nature of the first-floor extension proposed would not respect the form or design of the dwelling or terrace on which it sits, contrary to part (b) of General Policy 2 of the Isle of Man Strategic Plan 2016."
4.0 PLANNING POLICY - 4.1 The site falls within an area zoned as Predominantly Residential on the Peel Local Plan
4.2 In view of the above, it is most relevant to consider the application against General Policy 2 and paragraph 8.12.1 of the Strategic Plan. - 4.3 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:
4.4 Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use
"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."
5.0 REPRESENTATIONS - 5.1 DOI Highway Services have indicated no highway interest on the application (15/01/2018). - 5.2 Peel Town Commissioners have stated that they do not object to the application (19/01/2018).
6.0 ASSESSMENT - 6.1 The rears of the dwellings have been altered over time with the result that there are a number of rear extensions of varying forms, masses and design quality. The appearance of the rear of 32 St. German's Place is not considered to be in a particularly attractive at present. - 6.2 Successful examples of two storey rear outriggers are noticeable on the western edge of the terrace, nearest to Glenfaba Road, which benefit from pitches and a natural slate finish. There are other, less successful examples, such as that flat roof at no.20 being judged an inappropriate form. - 6.3 The test of this current application is whether or not the development now proposed is considered an improvement over the previous refusal, and whether or not it is considered acceptable in terms of the key policy tests of General Policy 2. - 6.4 By reason of its size and height the proposed extension is not considered to have any impact on the neighbouring living conditions to cause a concern. Similarly the open nature of the rear of the terrace and the existing windows along the rear of the terrace, it is not judged that the installation of a window at the rear will have any significant impact on privacy of the surrounding neighbours. - 6.5 The application has sought to install a slate pitched roof finish on the two storey extension. This approach to the finish of the roof is considered to be significantly more appropriate to that which was previous refused and results in an overall appearance that respects both the existing dwelling and the terrace.
7.0 CONCLUSION - 7.1 It is concluded that the impact on neighbouring living conditions is acceptable and that the design appropriately respect the form or design of the dwelling and the terrace on which it sits, in line with parts (b), (c) and (g) of General Policy 2 and accords with Paragraph 8.12.1.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 19.02.2018 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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