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Application No.: 24/00870/B Applicant: Mr Christopher Hill Proposal: Erection of 2 extensions to create additional bedroom and living space along with internal alterations Site Address: Creggans Peveril Avenue Peel Isle Of Man IM5 1QA Planning Officer: Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.12.2024 _________________________________________________________________
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.
The proposed development is of an appropriate design, form and scale in relation to the existing property, whilst not resulting in a harmful impact upon the use and enjoyment of neighbouring properties, nor a detrimental impact upon highway safety. The development would therefore comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of General Policy 2 (b), (c) & (g).
Plans/Drawings/Information; This approval relates to the following drawings and documents;
_________________________________________________________________ Interested Person Status
It is recommended that the following should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
14 Peveril Avenue, Peel
as they have explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
It is recommended that the following Government Departments be granted Interested Party Status: Manx Utilities Authority _________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site relates to a detached bungalow and its associated curtilage located on the southern side of Peveril Avenue. The site is located on the edge of an established residential area and immediately adjoins a playing field associated with Peel Clothworkers School to the south-west and a further field to the south-east. The corresponding boundaries of the site incorporate mature tree planting.
2.0 THE PROPOSAL - 2.1 Planning permission is sought for the following additions and alterations to the existing property:
2.2 No changes are proposed to the existing site access. The applicant has confirmed that surface water would be dealt with via an attenuation tank as opposed to a soakaway as initially proposed.
3.0 PLANNING HISTORY - 3.1 87/01327/B - Extension to form garage - Permitted
4.0 PLANNING POLICY - 4.1 The application site is identified on the Peel Local Plan as land zoned for 'predominantly residential' purposes within the settlement boundary of Peel. The site is not within a Conservation Area or an area identified as being at risk of flooding. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy
General Policy 2b,c,g General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality Transport Policy
4.5 Residential Design Guide (2021) This document 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 properties and sustainable methods of construction. - 5.0 REPRESENTATIONS
5.1 Peel Town Commissioners - No response received at the time of writing. - 5.2 Highway Services - No highways interest. (02.08.24) - 5.3 Manx Utilities Authority - Confirmation provided that the use of an attenuation tank would be acceptable following demonstration by the applicant that a soakaway would not be feasible. (21.08.24) - 5.4 Forestry officer - No response received at the time of writing.
5.4 One letter of representation has been received from a neighbouring property noting the following:
"There is a public sewer which runs alongside the boundary of Creggans and the adjoining property 14 Peveril Avenue. I would expect MUA to comment on the application as any foundations near to the public sewer may require a higher specification. It's not clear from the plans if this has been taken into consideration."
6.1 The site falls within the settlement boundary of Peel and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent property or the surrounding area in general.
6.2 The design, scale and massing of the proposed extensions would mirror those of the existing dwelling, whilst the proposed rendering and replacement roof/fenestration would refresh the visual aesthetic of the property. The proposals would further allow for a reasonable degree of the site area to remain free from development. No concerns are therefore raised from a design and visual impact perspective. - 6.3 Notwithstanding the encroachment of development to the north-west towards No. 14, the corresponding flank elevation of the resultant extension would not include any fenestration. Therefore, no concerns are raised with regard to potential overlooking. - 6.4 The absence of neighbouring properties to the south-west and south-east ensures the proposals would not result in any residual material impact upon neighbouring amenity with respect to loss of light, overshadowing or overlooking. - 6.5 Following correspondence undertaken between the applicant and MUA, it has been confirmed that an attenuation tank would be used to manage excess surface water, which has
been found to be an acceptable solution. The extensions would be sited in excess of 3m from the public sewer, therefore satisfying the requirements of Building Regulations legislation.
7.1 The proposed development is of an appropriate design, form and scale in relation to the existing property, whilst not resulting in a harmful impact upon the use and enjoyment of neighbouring properties, nor a detrimental impact upon highway safety. The development would therefore comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of General Policy 2 (b), (c) & (g), 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:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture (DEFA) is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 17.12.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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