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23/01152/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01152/B Applicant : Mrs Tina Rawlinson Proposal : Proposed installation of single doorset to replace window in rear elevation including, relocating soil pipe externally (previously approved PA 21/00129/B), installation of gas fire with balanced flue to side elevation and relocation of garden shed Site Address : 14 Aspen Drive Ballawattleworth Peel Isle Of Man IM5 1WT
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.11.2023 __
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 planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 10th October 2023; o Drawing No. 1 o Drawing No. 2 o Drawing No. 3 o Drawing No. 4
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23/01152/B Page 2 of 4
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 14 Aspen Drive, Ballawattleworth Estate, Peel, which is a detached two storey dwelling situated to the Western side of the Aspen Drive cul-de- sac.
THE PROPOSAL
2.1 The current planning application seeks approval for the following alterations;
PLANNING HISTORY
3.1 There are several applications upon the site of which PA21/00129/B & PA21/00772/B are the most relevant,
3.1.1 PA21/00129/B - Erection of a two storey extension, door / window alterations and installation of a flue - PERMITTED
3.1.2 PA21/00129/B - Erection of a fence (retrospective) - PERMITTED
PLANNING POLICY
4.1 The site lies within an area zoned as "Proposed Residential," on the Peel Local Plan 1989. The site is not within a Conservation Area not a Flood Risk Zone.
4.2 Given the nature of the proposal and the land designation Environment Policy 22 is the most relevant and sets out prevention of unacceptable harm to the environment and/or the amenity of neighbouring properties, this policy is then followed by General Policy 2 which sets out the general standards towards acceptable development.
4.3 Also relevant is the Residential Design Guidance 2021 which is material consideration, particularly with regards to the information on flues and impact upon neighbouring amenity.
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." (13.10.23)
5.3 No comments have been received by Peel Town Commissioners at the time of writing this report.
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23/01152/B Page 3 of 4
ASSESSMENT
6.1 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016, states that there will be a general presumption in favour of extensions and alterations to existing properties where such works would not have an adverse impact on either adjacent property or the surrounding area in general.
6.2 The main works within this application is the removal of a window and installation of a door to the rear elevation and the relocation of the existing shed to the front elevation. Both of these works are not deemed to have an impact upon neighbouring properties and is an alteration which would not impact how the property is seen in the overall streetscene and as such complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
6.3 Turning towards the balanced flue and the installation of a gas fire, whilst there is the potential that the flue could emit a certain amount of sound or smell. Whilst this is the case, it should be noted that the closest neighbouring property to the flue (No.8 Aspen Drive) is approximately 16m away, as such any impact would be minimal and the flue would comply with General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016.
CONCLUSION
7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 and the principles of the RDG and as such the planning application is recommended for approval.
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: 07.11.2023
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23/01152/B Page 4 of 4
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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