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1.1 The application site is the curtilage of 14 Patrick Street, Peel which is a mid terrace property situated on the western side of the highway. There is a small yard to the rear of the property.
2.1 The application seeks approval for the erection of timber decking in the rear yard. The total area of the decking would measure approximately 21.65sqm.
3.1 There was a previous application in 2006 for the installation of French doors to rear elevation, this was permitted. There was also an application in 2007 for the installation of replacement windows and doors to front elevation, this was also permitted.
4.1 The application site is within an area zoned as “Mixed Use” identified on the Peel Local Plan 1989, it is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
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; I) 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. 4.3 Environment Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
5.1 Peel Commissioners recommend approval.
6.1 Given the nature of the application it is appropriate to consider the impact upon the character and appearance of the Conservation Area and the impact upon the neighbouring properties. 6.2 The decking is to the rear of the property ad is not highly visible from the main public thoroughfares. It appears to be of a high quality in terms of its design, use of materials and construction. 6.3 The rear yard is bounded by the side elevation of the neighbouring property and a fairly high level sandstone wall to the rear and side. Given the height of the walls the decking would not provide a particularly elevated view and therefore would not result in undue overlooking or loss of privacy. 6.4 Given that the decking is limited to within the rear yard it does not have an unduly harmful impact upon the character and appearance of the Conservation Area. 6.5 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 10.06.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This permission relates to the erection of decking as shown in drawings 278/01 and 278/02 received 29th April 2013.
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 : 10/11/2013
Determining officer (delete as appropriate) Signed : Date : 10/11/2013 Anthony Holmes Senior Planning Officer Signed : Date : 10/11/2013 Michael Gallagher Director of Planning and Building Control Signed : Date : 10/11/2013 Jeniffer Chance Development Control Manager
10 June 2013 13/00513/B
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