DEC Officer Report

Application No.: 21/00871/B Applicant: Mr Peter Sayle Proposal: Erection of rear extension Site Address: Thie Ny Kied 17 Ash Close Ballawattleworth Peel Isle Of Man IM5 1WE Planning Officer: Mr Paul Visigah Photo Taken: 11.10.2021 Site Visit: 11.10.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.10.2021 _________________________________________________________________

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.

It is concluded that the planning application would have no significant impact upon public or private amenities and therefore accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to drawing no. 01 date stamped as having been received on 14th July 2021, and email dated 23 July 2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1.0 THE SITE

1.1 The application site is the residential curtilage of Thie Ny Kied, 17 Ash Close, which is within the Ballawattleworth residential estate in Peel. The property is a two storey, modern mid-terraced dwelling located on a short terrace of four properties. Parking is located to the front elevation with a driveway to the side. Above the entrance door is a lean-to roofed open porch which projects over the entrance door of the neighbouring property at No.16. There are decorative brick wall panels on both elevations (front and rear). - 1.2 The terrace is designed such that the roof ridge of No. 16 and 17 are set about 500mm lower than the roof ridge for Nos. 18 and 19. Also, the level of the rear garden of the application site is set about 560mm lower than that of no. 18. There is a 1.8m high timber fence which runs along the entire boundary with number 18.

2.0 THE PROPOSAL - 2.1 Proposed is the erection of a single storey sunroom that would project from the rear of the existing kitchen. The proposed extension would be 3.5m long, 3m wide and 3.1m high where the lean to roof meets the rear of the building and 2.2m high at the eaves. The footprint would measure 10.5sqm when measured externally with glazed patio doors to the side (south elevation) opening into the garden and windows to the sides of the patio door. The rear (west elevation) and other side (north elevation) would only have a large glazed areas set above the dwarf brick wall that would form the lower walled area around the extension. The windows to the north would be finished in obscure glazing. The new roof would be finished in pressed metal roof styled to match the dwellinghouse. The propose works are solely contained to the rear elevation of the property.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being Predominantly Residential use on the Peel Local Plan 1989. The site is not within a Conservation Area or prone to flood risks, although the road serving the application property and its neighbours is considered to have high likelihood of surface water flood risk. The site is also not within a Registered Tree Area, and there are no protected trees on site. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment 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."

- 4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 RESIDENTIAL DESIGN GUIDANCE 2021

• 4.1.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, and 7.0 which deals with

impact on neighbouring properties, are considered relevant to the current scheme. The following paragraphs are particularly relevant:

4.2 "3.1.3 New residential development should be informed by the best qualities of our existing residential areas. However, this does not mean that all new residential developments should seek to replicate the appearance of older ones, and good quality contemporary design is encouraged.

• 3.1.4 Nevertheless, it is important that the design of new residential developments, including their scale (including height), form, layout/orientation, and detailed design (including the materials used) is informed by and respects both the nature of the development site and the character of the neighbouring buildings and surrounding area.
• 3.1.5 The character and context of any residential development is created by the locally distinctive patterns and form of development, landscape, culture, and biodiversity. These elements have often built up over a considerable time and tell a story of the site's history and evolution - the creation of a 'sense of place'.
• 3.1.6 The character and context of a site should influence design positively so that development does not simply replace what was there but reflects and responds to it, for example by allowing the long-term retention of existing mature landscaping features such as trees or water features.
• 3.1.7 The initial site context should also identify established building heights, lines, and orientation of buildings that are adjacent to the site and should have a positive relationship with established housing and other development, including ease of pedestrian and vehicular movement sought to deliver high quality sustainable development that reflects up-to-date technologies and aesthetics and creates a strong "sense of place".

- 5.0 PLANNING HISTORY

5.1 The application site has no planning history that is considered relevant to this application. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 The Department of Infrastructure (DOI) Highways Division have indicated that there is 'No Highways Interest' in a letter dated 11 August 2021.

6.2 There has been no written representation made regarding the current planning application by the Peel Town Commissioners at the time of writing this report, although they were consulted on 23 July 2021. - 6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) the 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))

7.2 Visual Impact

• 7.2.1 The principle of a extending at the rear at single storey level is an acceptable form of development for increasing the floor area. The proposed extension would be introducing a modest built form in terms of size, height and the general appearance which is considered

• proportionate to the rear elevation and designed to serve a specific purpose as a sunroom extension. The inclusion of the lean-to roof would somewhat reflect the roof slope of the existing dwelling (although with pitch angle slightly at variance with the existing). This lean-to element is also reflected on the front elevation in the form of the existing lean-to open porch and as such considered to seamlessly integrate into the character of the main dwelling.
• 7.2.2 As well, the extension is contained solely to the rear of the dwelling and as such any views from the highway will be screened by the built form of the dwellinghouse and the existing boundary treatment. Besides, the extension would be finished to match the external finish of the rear elevation, ensuring that the built form is in keeping with the character and appearance of the dwellinghouse. These elements of the scheme are deemed to be an acceptable form of development that complies with General Policy 2(b) & (c) and the RDG 2021.
• 7.3 Impact on Neighbouring amenities

• 7.3.1 In terms of impact on neighbouring amenity, it is considered that the level and scale of development proposed here, especially being single storey and set about 550m below the ground level of the immediate neighbour at No.18, would ensure that the development does not cause harm to the enjoyment of neighbouring amenity. When viewing the proposed extension from the ground of number 18, only the sloping roof section of the extension would be visible over the existing 1.8m timber fence on the boundary which rises to about 2.35m from the rear garden of the application site. Considering the extension would only be 3.1m where it meets the main building and 2.2m at the eaves, it is considered that a significant section of the extension would be hidden from view when observed from the elevated rear garden of No.18 and as such it is not considered that overlooking or overbearing impacts would result.
• 7.3.2 Whilst it is noted that the extension could impact on the level of lighting reaching the neighbouring property at No. 18 given that the extension would be situated south of this neighbour, the existing timber fence already casts a shadow over this section of the rear garden and it is not considered that any loss of would significantly exceed that currently obtainable at this boundary, given the properties orientation and the distances involved. It is further noted that no objections or adverse comments have been received from the adjoining neighbours. Based on the foregoing, it is not considered that any impacts on loss of light would be sufficient to warrant refusal of the scheme. The development is therefore, considered to comply with General Policy 2 (g) and the relevant sections of the Residential Design Guide 2021.

- 8.0 CONCLUSION

8.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide. - 9.0 INTERESTED PERSON STATUS

9.1 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. 9.2 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: 13.10.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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