DEC Officer Report

Application No.: 22/00593/B Applicant: Mr Jonathan Kneen Proposal: Erection of rear porch. Removal of window apertures and installation of replacement front door and windows with associated works and re-rendering of the property. Site Address: 7 Ballaquane Park Peel Isle Of Man IM5 1PT Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.07.2022

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.

Overall it is concluded that the planning application would have no significant impacts 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 the submitted documents and drawing all received on 19.05.2022. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is 7 Ballaquane Park, Peel an existing detached dormer dwelling part within an established residential area, which contains a mix of properties, predominantly detached.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of rear porch. Removal of window apertures and installation of replacement front door and windows with associated works and re-rendering of the property.

3.0 PLANNING HISTORY - 3.1 There are no previous applications which are considered material in the assessment of this application.

4.0 PLANNING POLICY - 4.1 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that is considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.4 The Residential Design Guide (2021) is capable of being a material consideration. It states at 1.2.2 that, "This document provides general advice but cannot cover every eventuality. Wherever possible, it sets out generally acceptable approaches. If a proposal does not meet these, the planning application should explain why. All planning applications will be

judged on their merits, taking account of the likely effect on neighbouring properties and the character of the building or street".

5.0 REPRESENTATIONS - 5.1 No comments received at time of writing report.

6.0 ASSESSMENT - 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE - 6.2 Overall, the proposed works, would sit well with the existing property and become a subordinate extension, with the main dwelling house being the prominent feature on the site. Overall, it is considered the design, scale, size, finish and proportion of the extension and works would be acceptable within the street scene and to the individual dwelling. While flat roofed, the character the 1960/70's street scene includes flat roofed elements (porched/garages etc). - 6.3 The other proposed works raise no concerns.

POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS

6.4 The works, will not have any significant impact upon neighbouring amenities, namely the side extension given its height, scale and distance to neighbouring properties.

7.0 CONCLUSION - 7.1 Overall it is concluded that the planning application would have no significant impacts 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 and as such the planning application 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: 29.07.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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