Loading document...
==== PAGE 1 ====
23/00514/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00514/B Applicant : Mr & Mrs David & Jan Brooks & Cooil Proposal : Alterations and extensions to create additional living accommodation to ground floor and new first floor accommodation Site Address : 29 West View Peel Isle Of Man IM5 1DL
Planning Officer: Mrs Vanessa Porter Photo Taken : 13.07.2023 Site Visit : 13.07.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.08.2023 __
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. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 4th May 2023; o Drawing No. 01 o Drawing No. 02 Rev A o Drawing No. 03 Rev A __
Interested Person Status - Additional Persons
None __
==== PAGE 2 ====
23/00514/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the residential curtilage of 29 West View, Peel which is a detached bungalow situated to the South East of West View road. The existing dwelling is L shaped with a detached garage.
1.2 The area is characterised by bungalows of which some are semi-detached and some have rooms within the roofscape. There are also two storey properties situated to the North East and South West of the site.
THE PROPOSAL
2.1 The current planning application seeks approval for the alteration of the overall roof and roof height by changing from an L shaped roof to a pitched roof and to raise the roof by approximately 1m. Also included is to extend part of the front elevation, in line with the existing front elevation and to erect a rear sunroom to the rear elevation.
2.2 The proposed sunroom is to have a flat roof and detail to the upper roof.
2.3 The materials are to match the existing dwelling.
PLANNING HISTORY
3.1 The previous application is not relevant to this assessment.
PLANNING POLICY
4.1 The site lies within an area zoned as "Proposed Residential," on the Peel Local Plan 1989 Map. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Transport Policy 7 in connection with Appendix 7 which sets out the relevant parking standards.
4.3 The Residential Design Guidance (2021) is also relevant and provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state, "no highways interest." (22.04.23)
5.3 No comments have been received by Peel Town Commissioners at the time of writing this report.
ASSESSMENT
==== PAGE 3 ====
23/00514/B Page 3 of 4
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 There is a general presumption in favour of extensions and alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 The surrounding streetscene is a general mix of properties with the properties being mainly bungalows along the roadside in which the application property is situated and an open park with two storey dwellings on the opposite side. When looking at the alterations proposed as stated above there is a general variety of architectural styles, with several properties in the surrounding horseshoe area already having permission to raise their roofs. Two such properties are "Ard Beg" and "Highlands," both of which are situated North of the site upon Queens Drive.
6.2.3 Whilst the proposal here, will be the first within the line of properties, the proposal will not be encroaching in front of the building line already set by neighbouring properties, nor is the proposal substantially higher than either of the adjacent properties.
6.2.4 Ultimately when looking at the works to the front elevation which include the front extension, raising the roof by 1m and the rooflights, these will be noticeable within the streetscene, due to the public vantage point of the property, whilst this is the case, the proposal is unlikely to create harm to the overall streetscene by way of its character and appearance and will ultimately fit in with the properties already in situ.
6.2.5 Turning towards the proposed rear extension, the proposed extension is a suitable flat roofed extension for the age and design of the property, whilst also fitting within the Residential Design Guidance 2021 and as such is deemed acceptable.
6.3 IMPACT ON NEIGHBOURS
6.3.1 Whilst the impact of the appearance on the overall streetscene is accepted it is necessary to assess the possible impact on neighbouring amenities. The Residential Design Guidance 2021 gives advice in stating that the main issues which arise with neighbouring impact would be, "potential loss of light/overshadowing, potential overbearing impact upon outlook and potential overlooking resulting in a loss of privacy."
6.3.2 When looking at the proposal, there is the addition of one window within the main ground floor which could potential impact the neighbouring property to the South West, whilst this is the case the proposal states that this window is obscured, which will mitigate any possible impact from the proposal.
6.3.3 As such with the above in mind, the proposal is not expected to impact neighbouring amenity above and beyond what is currently in place, enough to warrant a refusal.
6.4 OTHER MATTERS
6.4.1 The proposed works are extensions and alterations to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The
==== PAGE 4 ====
23/00514/B Page 4 of 4
proposed extensions should not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION
7.1 The proposed works are acceptable in terms of their form, mass and design by providing a suitable extension and alterations to an existing residential property and as such complies with General Policy 2 of the Isle of Man Strategic Plan 2016
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: 08.09.2023
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