DEC Officer Report

Application No.: 20/01487/B Applicant: Mr Norman Teare Proposal: Erection of a replacement conservatory Site Address: Mylvoirrey Rheast Lane Peel Isle Of Man IM5 1BG Senior Planning Officer: Mr Jason Singleton Site Visit: 09.02.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.02.2021 _________________________________________________________________

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.

The planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with general policy 2 of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2019.

Plans/Drawings/Information; This approval relates to drawings referenced; 001, 002, 100, 110, submitted digitally and received on 22 December 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application forms the residential curtilage of Mylvoirrey, Rheast Lane, Peel. The property is a detached two storey dwellinghouse located within its own grounds and accessed from a private driveway off Rheast Lane. On the south west elevation is an aged existing timber framed conservatory

1.2 To the north west of the dwellinghouse is the boundary with Peel Golf Club House and to the west the rears of No1 and 2 Links Close.

2.0 THE PROPOSAL - 2.1 Proposed is the erection of a replacement conservatory to the south east elevation. The existing conservatory (4.9m x 4.6m) is located on the south west elevation and is a timber framed conservatory. This will be replaced with a modern Upvc framed and double glazed conservatory and built on the existing dwarf walls.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as predominantly residential on the Peel Local Plan 1989. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 General Policy 2 (GP2) (in part) 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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.5 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which 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 property. This includes specific guidance on rear and side extensions.

4.0 PLANNING HISTORY - 4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

5.0 REPRESENTATIONS - 5.1 Peel commissioners were written to (12.01.2021) but at the time of writing no comments were received. - 5.2 Highways Services have commented (27/01/21) who do not object.

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) visual impact of the proposed development; (GP2(b) & (c)
• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 (i) Visual Impact A replacement conservatory at the rear in a single story manor is an acceptable form of development that would be considered proportionate to the respective elevations and designed to serve that specific purpose in terms of size, height and appearance whilst remaining subservient and finished in a way that would complement the dwelling house. It is noted there are no public views of the property given the setting in its own grounds or even that of the conservatory. These

• aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c).
• 6.3 (ii) Neighbouring amenities A replacement conservatory of the same size and style, albeit in a different material is considered to be relatively minor alteration to the property and not considered to harm the neighbouring amenity. Any views of the conservatory from the neighbouring properties rear gardens or rooms on the rear of 1 and 2 Links Close would be read in the residential context of the property and surrounding streetscene. This aspect would be considered compliant with those sections of General Policy 2(g).

7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with general policy 2 of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2019 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department
• of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should 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.

Decision Made : Permitted Date: 11.02.2021 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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