DEC Officer Report

Application No.: 19/01136/B Applicant: Mr Paul Lievers Proposal: Erection of extension to rear elevation Site Address: 22 St Germans Place Peel Isle Of Man IM5 1BZ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.11.2019 _________________________________________________________________

Conditions and Notes for Approval

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 311-01 date stamped and received 10/10/2019. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 22 St German's Place, an existing three storey mid terrace property in Peel. The existing dwelling fronts directly onto St German's Place and a rear elevation facing over the rear yard and towards a small access lane also serving the rear of a number of properties fronting Creggan's Avenue. - 1.2 At the rear of the properties there are a number existing single and two storey projections of various sizes, length and design. Each adjoining neighbour has an existing rear

• projection running along the boundary with the application site. Within the applicants rear yard there are two small single storey lean-to outlets.
• 1.3 The site is outside of the Peel Conservation Area.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the demolition of the single storey structures and their replacement with one rear single storey extension. The proposed extension is to sit between the existing boundary walls and project 4.7m from the rear elevation of the main house. The extension is to be finished with a flat roof approx. 2.8m high and installed with a roof lantern above. Patio doors and a window are to be installed on the rear elevation.

3.0 PLANNING HISTORY - 3.1 There are no previous applications considered material to this assessment of this application..

4.0 THE DEVELOPMENT PLAN - 4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan. Accordingly, General Policy 2 of the Strategic Plan is relevant in the assessment of the proposal. - 4.2 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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;"

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Highway Services - do not oppose 30/10/2019. - 5.2 Peel Town Commissioners - no comments received as of 18/11/2019.

6.0 ASSESSMENT - 6.1 The application seeks to remove two existing rear structures and replace them with one single storey flat roof structure on a similar footprint. The proposal will sit between the existing boundary walls and between the neighbours existing rear extensions. While flat roof systems are generally to be avoided, the low roof level here is expected to limit visual impact from outside the site and from public view, and its development here is not expected to result in any adverse impacts on neighbouring amenity.

7.0 CONCLUSION - 7.1 In view of the above, it is concluded that the application meets with the relevant parts of General Policy 2 and is therefore recommended for approval.

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:

• (a) The applicant, or if there is one, the applicant's agent;

• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee 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 6(4) who should be given Interested Person Status.

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: 18.11.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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