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Application No.: 20/00692/B Applicant: Mr Neil Jacobs Proposal: Erection of an extension to rear elevation Site Address: 7 Lhoan Pibbin Vane Reayrt Ny Cronk Peel Isle Of Man IM5 1GR Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.08.2020 _________________________________________________________________
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.
This application has been recommended for approval for the following reason.
This planning application is recommended for approval as it would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawings referenced; NJ-001; NJ-002, NJ-003, all date stamped received on 1 July 2020. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application forms the residential curtilage of No.7 Lhoan Pibbin Vane, Reayrt Ny Cronk, Peel. The property is a detached two storey dwellinghouse located to the south of the highway within a modern residential estate. The rear of these properties back onto those dwellinghouses that front onto Imman Stronnag. To the rear of the application site is No.12 Imman Stronnag.
2.0 THE PROPOSAL - 2.1 Proposed is the single storey extension to the rear (south) elevation, measuring 4.1 x
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as predominately residential on the Peel Local Plan 1989. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 General Policy 2 (GP2) (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:
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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." - 3.5 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) 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. This includes specific guidance on rear and side extensions in Section 4.0 titled; Types of House Holder Extension.
4.0 PLANNING HISTORY - 4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
5.1 Peel Commissioners were written to (15.07.2020) but at the time of writing no comments were received. - 5.2 Highways Services have commented (22/07/20) who do not object.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Visual Impact The principle of extending at the rear elevation at single storey height is acceptable and
will be achieved without compromising much of the rear amenity space/ garden. The space is currently a patio area. The erection of a rear extension would be proportionate to the rear elevation and designed to serve that specific purpose in terms of size, height and appearance. There are very limited public views of the rear elevations from the Highway and the extension would not protrude from the edges of the dwellinghouse. The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient and finished to complement the dwelling house. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c) and RDG19
6.3 (ii) Neighbouring amenities The proposed extension on the rear elevation would not be considered to have any greater impact than the existing in terms of loss of light or overshadowing due to its single storey nature and the boundary treatment of fencing/hedging. It is further noted the neighbouring proerties, No.6 and No.8 both have similar rear extensions. - 6.4 With regard to the above, the level and scale of development proposed are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity through overlooking, loss of privacy or overshadowing given the single storey nature of the proposal. In this case the rear extension would be considered compliant with those sections of General Policy 2(g).
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2019 and 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:
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.
Decision Made : Permitted Date: 10.08.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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