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The application site is the curtilage of 22 Close Cubbon, Peel, a link detached single storey dwelling located on the right of the entrance to the close.
This application seeks approval for the erection of a garage extension and the installation of a dormer window and a roof light. The property has an existing single garage which is probably too small to accommodate a modern size of car. The garage extension would be to the front and side of the property which faces onto Close Cubbon. The dormer window would be to the rear of the building and would face onto Derby Drive.
The application site is located within an area identified as being predominantly residential use by the Peel Local Plan. Within the Isle of Man Strategic Plan, the following are considered relevant:
General Policy 2; Paragraph 8.12.1
The following previous planning application is considered relevant in the assessment and determination of this application:
88/00472/B sought approval for alterations and the erection of a conservatory to the property. This was approved.
Peel Town Commissioners recommend that this application be approved.
The Department of Transport Highways Division does not oppose this application.
The main issues to be assessed in the consideration of this application are the impact of the development upon the streetscene, impact on the amenity of neighbouring properties and parking provision.
The extension that is proposed has been the subject of pre-application discussions where the applicant was informed that the proximity of the extension would be a potential issue. The design solution proposed now is much improved over that previously discussed in that it now relates quite well to the design of the property in terms of roof design. The extension would bring the built form closer to the pavement which would affect the openness of the estate however due to the fact that the site is on the corner, it is judged that any harm arising from this proximity would be acceptably low in accordance with GP2.
There would be sufficient separation distances between the development and adjacent properties so as prevent any overshadowing, loss of light or loss of privacy in accordance with part (g) of General Policy 2, which requires that new development "does not affect adversely the amenity of local residents or the character of the locality".
The flat roof dormer is not of a form that is generally encouraged and this point has been relayed to the applicant. In response, the applicant has submitted an aerial photograph of the area which identifies flat roofs within the vicinity. It is concluded that as the dormer would be to the rear elevation, it would not affect Close Cubbon in a harmful way. The dormer would however face onto Derby Drive. The applicant sets out that the potential of having a pitched roof dormer is affected by the ridge height and cannot be incorporated without exceeding the ridge level of the house. On balance it is concluded that the dormer would be acceptable having regard to the prevalence of other flat roof forms in the surrounding area.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of garage extension, installation of dormer and roof light, 22 Close Cubbon, Peel as shown by PGC 1, PGC 2 and PGC 3 all received 26th April 2011.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted Date : 24.6.11
Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : [Handwritten signature] Jennifer Chance Senior Planning Officer
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