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Application No.: 21/01507/B Applicant: Mrs Natasha Morrison Proposal: Erection of a two storey extension to side elevation Site Address: 25 Oak Road Ballawattleworth Peel Isle Of Man IM5 1WB Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.01.2022 _________________________________________________________________
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. This application is considered to comply with General Policy 2 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the documents, planning statement and drawing no. 01 Rev 2, 02, 03 date stamped as having been received on the 7th December 2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of 25 Oak Road, Peel, a two-storey semi-detached dwelling located on the west of Oak Road, near its junction with Birch Drive.
2.0 THE PROPOSAL - 2.1 The proposal is the erection of a two-story side extension. The ridge of the new roof will be lower than that of the main dwelling. The ground floor will have the same width as the main
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 In terms of local policy, the site is within an area designated as Predominantly Residential in the Peel Local Plan 1989. - 4.2 There is no known planning constraint overlapping with the site. Strategic Policy - 4.3 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.4 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations." - 4.5 Strategic Policy 1 states that development should make the best use of resources, including sites themselves as well as existing and planned infrastructures. This is seconded by Infrastructure Policy 1 by stressing that all development, unless of too small a scale, shall only take place in areas that will ultimately be connected to the IRIS systems. - 4.6 Strategic Policy 2 and Spatial Policy 3 echoes each other, stating that new development should be located primarily within existing defined settlements or sustainable urban extensions. - 4.7 General Policy 2, which provides an overall requirement for all development, 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:
Visual Design
4.8 Strategic Policy 3, Environment Policy 42 and Housing Policy 6 all focused on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
4.9 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development" Environment - 4.10 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources." Parking - 4.11 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." - 4.12 Appendix 7.6 states that for typical residential development, there should be 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling. Safety and Security - 4.13 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes." PPS and NPD
4.15 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application. - 5.0 OTHER MATERIAL CONSIDERATIONS Legislation
5.1 There is no relevant legislation that directly applies to this application. Strategy and Guidance - 5.2 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Therefore, it is considered that the Guide is materially relevant to this application. - 5.3 RDG 1.1.9 states: "The document is not a Planning Policy Statement (as per Section 3 of the Town and Country Planning Act 1999) but is capable of being an 'other material consideration' (as per Section 10(4)(d) of the Act). Furthermore, where proposals adopt the approaches set out within this document, they are more likely to be considered to comply with the detailed Development Plan policies that relate to design. For example, General Policy 2 of the Isle of Man Strategic Plan
(2016)."
5.4 RDG 1.2.1 states: "When considering any proposals for any new residential development (either a new dwelling or an extension), the following issues are normally relevant (see General Policy 2 of the Strategic Plan):
5.5 RDG 4.8 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architecture style. The section also specifically mentioned that detached/semi-detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other. - 5.6 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself. - 5.7 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy. Other Material Considerations - 5.8 There is no other material considerations considered relevant to this application.
6.1 Peel Commissioners opposes this application (19.01.2022). The comment states that "insufficient pathway width remained between the proposed extension and the property boundary to provide adequate access to the garden, waste bin storage and the rear of the property." - 6.2 Highway Services does not oppose this application (22.12.2021). The comment states there is "no significant negative impact upon highway safety, network functionality and/or parking". The comment also states that there are still two parking spaces left
7.1 The key considerations in the determination of the application are its impact on the house itself, on the character and street scene of the area, on parking provision and on the amenities of the neighbours. Design of the House Itself - 7.2 The side extension is designed in a similar style as the main dwelling. Therefore, the material choice is acceptable. - 7.3 The new roof is lower than the ridge of the main roof. The first floor is also set back from both the front elevation of the main dwelling. Therefore, the proposed is considered subordinate to the main dwelling. Character and Street Scene - 7.4 The proposal would not stand out from the street. Therefore, it is considered to have a neutral impact on the character and streetscene of the area. Parking - 7.5 There is still enough space to park two cars at the front of the house. Therefore, it is considered that there is no impact on parking. Neighbouring Amenities - 7.6 The proposed is lower than the existing main dwelling. Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.7 There is no additional vantage point created on the front or rear elevation. The new door of the side elevation is looking into the side elevation of No. 23, which has no windows. Therefore, there is no concern for overlooking. Other - 7.8 Although the remaining passage to the rear is not ideal, this along is not enough reason to recommend refusal.
8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 04.02.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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