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The application site represents the curtilage of 22 Patrick Street, Peel, a mid-terraced two storey dwelling situated on the western side of the street. The property has a sandstone front facade and is in a state of disrepair.
This application seeks approval for the erection of an extension with roof terrace to the rear elevation of the property. The applicant's architect was advised that the roof terrace proposed was considered to be un-neighbourly as it would cause overlooking and potential noise disturbance to adjacent properties. Amended plans were received which omit the roof terrace. The proposed extension is a 2 and a half storey projecting gable which would provide a kitchen/family room at ground floor level, 2
bedrooms at first floor level and a living room at second floor level. The external walls would be finished in rough cast render.
The application site is located within an area identified as being Mixed use by the Peel Local Plan. The site is also located within the Peel Conservation Area. Within the Isle of Man Strategic Plan 2007, the following are considered relevant:
"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:
"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."
There are no previous planning applications relating to this property.
Peel Town Commissioners have not commented on this application.
The Department of Transport Highways Division does not oppose this application.
The owner/occupier of St Patrick's Presbytery, Patrick Street, Peel states that he has no specific objections to the proposal but has concerns relating to potential damage to his property during construction.
The owner/occupier of 24 Patrick Street, Peel expresses concern that there will be a loss of light and privacy as a result of this application.
The main issues to be considered in the assessment and determination of this application are whether the proposed extension would comply with the provisions of Environmental Policy 35 and
whether the extension would adversely affect the residential amenity of either adjacent property to warrant refusal.
In relation to the impact upon the Conservation Area, the proposed works are to the rear elevation of the property which is not readily visible from the public thoroughfare of Mill Road which runs to the west of the terrace some 65 metres away. It is judged that as the proposed extension would not affect the principal elevation of the property and as such would not adversely affect the special features which contribute to the Conservation Area, the proposal is acceptable when assessed against the requirements of Environmental Policy 35.
The proposed extension would be to the north of Number 24 and as such would not cause overshadowing. The extension would be set back from the shared boundary by approximately 1.5 metres and as such it is judged that there would not be an overbearing impact as a result of the extension. There is a window proposed to the first floor elevation which would serve a landing area. It is considered that as this is not a habitable room, a condition requiring obscure glazing to be installed and retained should be attached to prevent overlooking from this window onto Number 24. It is judged that the amenity of Number 24 would be adequately protected in accordance with General Policy 2, part g.
The property situated to the north of the proposal site steps back beyond the rear elevation of the existing dwelling. The proposed extension would be built so that its rear wall would be in line with the rear wall of the adjacent property. It is judged that there would be no unacceptable impacts upon the amenity of the property to the north of the application site as a result of this application. It should be noted that concerns raised relating to damage to the adjacent property during and as a result of works are a civil matter and as such are not material to the consideration of this planning application. It is judged that the proposed extension would not affect adversely the amenity of the property to the north.
In conclusion, it is considered that the application, revised so as to omit the roof terrace, is acceptable as it would not adversely affect the Conservation Area and would preserve to an acceptable level the amenity of adjacent properties.
RECOMMENDATION Permit.
PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division does not oppose this application. The owner/occupier of St Patrick's Presbytery, Patrick Street, Peel The owner/occupier of 24 Patrick Street, Peel Peel Town Commissioners
Recommendation
Recommended Decision: Permitted Date of Recommendation: 30.04.2009 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. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an extension to the rear elevation of 22 Patrick Street, Peel as shown by the plan 080399/01 and Photographs received 27th November 2008 and 080399/2A received 6th April 2009.
C 3. The window at first floor level on the south (side) elevation, must on installation be fitted with obscure glazing with an obscuration of at least Level 5 as set out Pilkington's guide to obscuration, and maintained as such thereafter.
C 4. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 12 May 2009
Signed : _________________________ Senior Planning Officer
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