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Application No.: 24/00207/B Applicant: Ms Corrine Wilson Proposal: Replacement of existing rear Conservatory with a new single storey rear and side Site Address: 7 Cushag Drive Ballawattleworth Estate Peel Isle Of Man IM5 1WX Planning Officer: Lucy Kinrade Photo Taken: 19.04.2025 Site Visit: 19.04.2025 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 12.05.2025 _________________________________________________________________
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.
The proposed extensions works are considered to have an acceptable visual impact on the site, streetscene and surrounding area, and considered to have an acceptable amenity impact on the neighbours. The application is considered to accord with Strategic Policy 5, General Policy 2 b, c, g and Environment Policy 42 of the IOM Strategic Plan, and to meet with the principles of Sections 4, 5, and 7 of the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the following:
Interested Person Status None.
_________________________________________________________________ Officer’s Report
THE APPLICATION IS BEFORE THE COMMITTEE AS THE APPLICANT IS A CLOSE RELATIVE TO AN EMPLOYEE OF THE PLANNING AND BUILDING CONTROL DIRECTORATE.
1.0 THE SITE - 1.1 The application relates to 7 Cushag Drive, Ballawattleworth, Peel. There is an existing conservatory on the rear elevation.
2.0 THE PROPOSAL - 2.1 Proposed is a side and rear extension finished with shallow pitched roofs and doors and windows across the rear elevation and small double doors on the elevation facing the driveway. The extension is to project 3.5m from the rear elevation and is stepped in from either side boundary. - 2.2 The current proposal replaces a previous scheme for a lean-to rear extension.
3.0 PLANNING HISTORY - 3.1 The existing conservatory was originally approved under PA 04/02091/B.
4.0 PLANNING POLICY - 4.1 The site lies within an area designated as predominantly residential on the Peel Local Plan. The site is not recognised as being at any flood risk nor in any Conservation Area. - 4.2 Relevant policies of Strategic Plan.
4.4 Reference any relevant PPS or NPD
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Department of Infrastructure Highway Services - no highways interest (11/03/2024). No updated comments have been received since the application re-advertisement.
6.2 Comments have also been sought from the following although nothing has been received as of 12.05.2025: o Peel Town Commissioners - 7.0 ASSESSMENT
7.1 This detached dwelling sits in a much larger estate of a variety of housing types and styles, in the immediate area dwellings are mostly two storey, some with and some without extensions. The proposal does not result in any changes to access and 2 spaces remain available off the road, and so the key issues in the assessment of the application relate to visual and amenity impacts of the proposed extension on the house itself, the streetscene and on neighbouring amenity. Visual Impact on House
7.2 The proposed extension is of a size, scale and siting which is subordinate to the main dwelling. Its finish in materials in keeping with the main house is acceptable and the proposal is to have an acceptable visual impact on the main house. Visual Impact on Streetscene
7.3 The works are set back towards the rear which reduces its visual prominence from the streetscene. This, coupled with its single storey design and in-keeping finish, has an acceptable visual impact from public view and on the overall character and appearance of the streetscene. Impact on Neighbours Amenity - 7.4 The proposed extension works are stepped in from either side elevation boundary. The projection of 3.5m is not considered unreasonable in this case given the semi-detached arrangement of the two properties, their existing garden widths and overall size and open aspect of the rear gardens. The revision to the extension design now has a lower level pitched roof which slopes away from the adjoining neighbour and this, and the stepped back position, helps to reduce overbearing impacts to an acceptable degree. The proposal also removes the high level window and no privacy impacts expected. - 7.5 Given the siting, orientation and acceptable size, scale and projection of the extension the proposal is not considered to result in any overshadowing impact on No. 9 nor any overlooking impacts given no new side elevation windows, and those windows on the rear being no worse than the existing conservatory or rear first floor windows.
8.1 The proposed extensions works are considered to have an acceptable visual impact on the site, streetscene and surrounding area, and considered to have an acceptable amenity impact on the neighbours. The application is considered to accord with Strategic Policy 5, General Policy 2 b, c, g and Environment Policy 42 of the IOM Strategic Plan, and to meet with the principles of Sections 4, 5, and 7 of the Residential Design Guide 2021. - 9.0 INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 19.05.2025 Signed : Presenting Officer
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