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Application No.: 22/00381/B Applicant: Mr & Mrs Stuart Gardner Proposal: Alterations including the installation of decking, doors and conversion of garage to create additional living space and storage Site Address: 7 The Links Peel Isle Of Man IM5 1LN Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.05.2022
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. The application accords with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 and meets with the general principles set out in the Residential Design Guidance 2021.
Plans/Drawings/Information; This approval relates to drawing numbers JTM2203-P-01 and JTM2203-P-02 both date received 31/03/2022. _______________________________________________________________
Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site relates to an existing detached single storey dwelling sitting within the cul-desac of The Links, Peel. The dwelling sits nearest the main entrance and has an attached double garage to one side with off road parking for at least two cars at the front. The plot is rectangular shaped leading to a point at the back garden which faces mostly north. - 1.2 The dwelling has its main gable elevations facing front and back, and the attached garage creates a 'T' shape arrangements. Infilling the corner behind the garage is an existing rear patio area. PROPOSAL
2.1 The current application seeks a number of works which facilitate rearrangements to the internal living space. The works as show on the drawing include the conversion of the garage into a kitchen with storage space retained behind the existing garage doors. The patio area is to be replaced with a decked area and another decked area is proposed on the south side elevation access from the living room. Two new sets of patio doors are to be installed on the rear and side elevations, these are to replace existing windows and doors. One set measures - 3.1m wide and the other 4.1m wide. HISTORY
3.1 There are no previous applications considered relevant in this case. POLICY - 4.1 The site is designated as 'predominantly residential' on the Peel Local Plan, and is not within a Conservation Area. General Policy 2 seeks development meet with the general standards towards acceptable development to ensure suitable visual and amenity impacts, the Residential Design Guidance 2021 also offers advice on works to existing dwellings and ways in which to assess their impact. Also relevant in this case of those Classes of the Town and Country Permitted Development Order (PDO) which relate to decking and patio doors and the meaning of development as set out in the Act.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received as of (26/05/2022).
5.2 Department of Infrastructure Highway Services - Do not oppose (14/04/2022). - 5.3 No comments received from neighbouring properties.
6.1 The application drawings set out the full nature of the works proposed, however it must be minded that some of these works do not require being part of the application as they're either internal works which do not constitute development in this case, or they are works covered under certain Classes of the PDO. Therefore the only works to be considered as part of this application are the proposed patio doors, as their size goes beyond that allowed for under the PDO.
6.2 In the case of both patio doors, these are to replace windows and doors already installed on the elevation, and while introducing slightly larger areas of glazing, neither are considered to result in and significant or adverse levels of overlooking or privacy impacts beyond what is already the case. The ground floor nature of the works and the existing boundary treatments between the properties also helps to mitigate inter-visibility between properties in the interest of both the homeowners and the neighbouring properties. CONCLUSION
7.1 For the above reasons it is considered that the proposed patio doors are considered to be acceptable and to accord with General Policy 2 (b, c, g) and to meet with the general principles set out in the Residential Design Guidance 2021. - 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:
8.2 The decision maker must determine:
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: 26.05.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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