DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/90937/B Applicant: Ms Sadie Sanders Proposal: Erection of an extension to rear elevation Site Address: 22 Corran Pirragh Reayrt Ny Cronk Peel Isle Of Man IM5 1GN Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.09.2024 _________________________________________________________________

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 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.

It is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016, Residential Design Guide 2021 and Peel Local Plan 1989, not having any significant impact on public or private amenity.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 19.08.2024. _______________________________________________________________

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection ___________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 22 Corran Pirragh, Reayrt Ny Cronk, Peel, a two storey mid-terraced dwelling, located on the north western side of Corran Pirragh within a wider housing area of Reayrt Ny Cronk which is a residential housing development within the suburbs of Peel.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential" use under the Peel Local Plan 1989. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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."

2.3 Residential Design Guide July 2021

3.0 PLANNING HISTORY - 3.1 There are no previous applications on this site.

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of an extension to rear elevation. The extension would be single storey, having a rear projection of 3m, a width of 4.9m and a maximum height of 3.6m (eves 2.3m). The extension would be finished in painted render and a grey tile to match existing roof.

5.0 REPRESENTATIONS - 5.1 Highway Services comment there is no highway interest (27.08.2024).

6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property and impacts upon neighbouring amenities.

6.2 The extension to the rear elevation, would not be especially apparent from the main public viewpoints, namely given it position to the rear elevation and other properties in the area which would all screen the works from Corran Pirragh. A rear lane does run to the rear of the property, but with existing boundary treatments the views would not be significant. Irrespective of this, it is considered the proposed; design, scale, form, proportion and finishes are appropriate with the existing property. Accordingly, from these respects the proposal would comply with General Policy 2 and the Residential Design Guide. - 6.3 In terms of impacts upon neighbouring amenities, the two properties either side of the site namely Nrs 20 and 24 Corran Pirragh. It is noted the application dwellings rear elevation is set back from the rear elevations of these two neighbouring properties, approximately 0.7m from Nr 24 and 2m from Nr 20. It is noted that the two neighbouring properties have primary habitable window/door to the rear ground floors serving a kitchen/diner. - 6.4 While the extension has an impact upon neighbouring amenities, given the level of built development is increasing over the current situation; it is considered the extensions rear projection is not significant and the size, height and scale of the extension would all ensure the potential impacts (overlooking, loss of light and/or overbearing impact) would not be so significant to warrant a refusal.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016, Residential Design Guide 2021 and Peel Local Plan 1989, not having any significant public or private amenities and therefore it is recommended that the application be approved.

8.0 Right to Appeal and Right to Give Evidence - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture 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 the Right to Appeal.

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: 26.09.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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