Planning Officer Report

Planning Officer Report And Recommendations {{table:12792}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a semi-detached dwelling located on Cushag Drive in Peel. The property is a modern dwelling situated within a modern residential estate.

The Proposal

1. The proposal comprises the erection of a two storey extension to the dwelling and the widening of the driveway.

Planning History

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.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

"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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

1. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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."

Representations

1. Peel Town Commissioners recommend that the planning application be approved.
2. The Department of Infrastructure Highways Division do not oppose the planning application.

Assessment

1. The planning application seeks planning approval for the erection of a two storey extension onto the side of the dwelling and the widening of the driveway to the front of the property. The proposed extension is slightly set in and lower than the main body of the existing dwelling.
2. Given the curved alignment of Cushag Drive it is considered that the proposed extension will fit acceptably within the street scene and not unduly affect public amenity. The proposal should not affect private amenity either, as it does not cause undue overlooking, overshadowing or overbearing.
3. In terms of the impact of the proposal on highway safety the proposed driveway widening ensures that the property retains two on-site car parking spaces, and this is achieved whilst retaining an area of front garden. As such, it is considered that the impact of the proposal on highway safety is acceptable.
4. The proposal is not considered to affect any other obvious material planning consideration.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Peel Town Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 18.11.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal

O : Notes attached to refusals

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 drawing no.s 01, 02, 03, 04 and 05 date stamped the 21st October 2011.

C 3. Within six months of the completion of the extension to the dwelling the driveway must be constructed and set out in accordance with drawing no. 04 date stamped the 21st October 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 30/01/2011

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jennifer Chance Development Control Manager