Planning Officer Report

Planning Officer Report And Recommendations {{table:15057}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a semi-detached dwelling located in Cronk Reayrt in Peel. The property is a relatively modern two-storey dwelling located within a relatively modern residential estate.

The Proposal

1. The proposal comprises alterations, erection of extensions to dwelling and creation of pedestrian access.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these are 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. The Department of Infrastructure Highways Division do not oppose the planning application.
2. The owners of 4 Cronk Reayrt, which directly adjoins the application site, object to the planning application. The grounds for their objection can be summarised as concern that the proposed extension would have an unacceptable overbearing impact on their property and would cause an undue loss of sunlight, particularly to the rear and from the kitchen. They also express concerns over the proximity of the proposed extension to the boundary in respect of the difficulties this could present in construction and future maintenance, and the impact of the repositioned boiler flue.

Assessment

1. The planning application seeks planning approval for alterations, erection of extensions to dwelling and creation of pedestrian access. The proposal comprises a two-storey side extension consisting of a garage and extended kitchen at ground floor level and bedroom and en-suite bathroom at first floor level, a single storey rear extension to replace an existing conservatory, and provision of a new access from the rear of the site onto Glenfaba Road.
2. The proposed two-storey side extension is a relatively common form of extending dwellings of this type. The front elevation of this extension is set back from the front elevation of the existing dwelling, which results in a lower ridge height that helps reduce any potential terracing effect. Having viewed the situation on site it is considered that this element of the proposed development has an acceptable impact on public amenity and private amenity, neither being neither unduly overbearing nor resulting in an unacceptable loss of light. On-site parking provision and vehicular access arrangement are not significantly different to the existing situation.
3. The proposed single storey rear extension is similar in size and extent to the existing conservatory it replaces. This extension has an acceptable impact on the private amenity of the adjoining property, with no significant issues regarding overlooking, overshadowing or overbearing.
4. The proposed new pedestrian access onto Glenfaba Avenue effectively consists of the provision of a gate within the rear boundary fence. This element of the proposal is unobjectionable.
5. The proposal is not considered to affect any other obvious material planning consideration. The issues raised within representations relating to construction, future maintenance and boiler position are not material planning considerations. The issue of the boundary in respect of construction and future maintenance is a civil matter between respective parties that falls outside of the remit of planning. It is understood that the position of boiler, and in particular the flue, would be a subject to control under Building Control regulations.

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:

The owners of 4 Cronk Reayrt.

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

Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 09.01.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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. DL/1/11 date stamped the 3rd November 2011.

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

Decision Made : Permitted Date : 11/1/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager