Loading document...
Application No.: 22/00732/B Applicant: Mr Peter Bettridge Proposal: Proposed single storey Sun Lounge extension to rear and first floor extension over garage Site Address: 7 Oak Park Peel Isle Of Man IM5 1XH Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.08.2022
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 proposed works would have an acceptable impact on the existing property and would not result in any unacceptable harm to the surrounding environment. The application accords with the tests of General Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guidance 2021. Plans/Drawings/Information; This decision relates to the following plans/drawings/information:
N.B. The drawing register references Drawings No. 6 and 7 but these relate to Building Regulations and have not been submitted as part of the planning application.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is part of a recent development, within an established residential area on the edge of Peel. To the North-West (side) and North-East (front) are houses, whilst the main road (Oak Road) runs to the South-East (side) separated by landscaping/pavement. To the South-West (rear) is a business premises. - 1.2 The property is an existing two-storey semi-detached house with two pitched roof dormers to the rear and an attached single storey garage to the side (South East). To the front of the garage is a drive-way.
2.0 THE PROPOSAL - 2.1 There are two elements to the proposal:
2.2 The garage extension would create a two-storey side extension with pitched roof, which would be set in from the front and back of the house and the roof would be at a lower level. The windows would look to the front and back (the latter from an en-suite) - 2.3 The rear extension would have a window to the rear and doors to the South-West (side) which would look towards the road and business premises respectively. The sun lounge would also have roof lights. The site plan shows a 1.85m high boundary fence and that the rear extension would be 4m, and slightly cross the 45 degree splay from the neighbouring window. - 2.4 The form confirms no change to access or to number of parking spaces (currently 2) and no change to levels, services and no works to trees/hedges and not within 9m of watercourse.
3.0 PLANNING POLICY - 3.1 The site is allocated as Predominantly Residential on the Peel Local Plan (1989). This will be replaced in due course by the Area Plan for the North & West (consultation on draft ongoing). The site is not within a Conservation Area or Flood Risk Area. - 3.2 Strategic Plan
3.3 The Residential Design Guide (section 3.0 Householder Extensions) expands on the general standards towards acceptable development and 7.0 in respect of good neighbourliness.
4.0 PLANNING HISTORY - 4.1 17/00992/B for Erection of 45 dwellings with associated public open space, highways and drainage infrastructure was approved subject to a legal agreement and a number of conditions.
5.0 REPRESENTATIONS - 5.1 Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.2 No response received at time of writing from the Local Authority - 5.3 DOI Highways confirm No Highways Interest (01/07/22).
6.0 ASSESSMENT - 6.1 The main issues are in terms of impacts on
6.2 The proposed side extension will appear subordinate to the existing house and is of a common design within the area and so will not appear out of place. The rear extension will be less prominent given the landscaping and it being single storey, however again it is of a common and appropriate design. - 6.3 The size and positioning of the extensions mean there will be limited impact on neighbouring property. The 45 degree approach is more commonly applied to taller/two storey properties and concerns with extensions above 3m is more of an issue on terraced properties. The only potential concern is the roof light that will potentially afford a view towards the neighbouring property, however given the angle and position of this it is not considered to introduce a level of overlooking that would justify refusal. - 6.4 No other concerns have been identified that would justify a refusal.
7.0 CONCLUSION - 7.1 The proposed works would have an acceptable impact on the existing property and would not result in any unacceptable harm to the surrounding environment. The application accords with the tests of General Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of 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: 05.08.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
