Officer Report

Application No.: 17/01179/B Applicant: Dandara Homes Ltd Proposal: Erection of dwelling (forming amendments to dwelling approved as part of PA 13/91289/B) Site Address: 2 Ballacross Road Plot 130, Land At Ballawattleworth Poortown Road Peel Isle Of Man Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.01.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This approval relates to drawing numbers 2460.01.07, 2460.01.11, 318.01 and 318.02 all date stamped and received 13/11/2017. _______________________________________________________________

Interested Person Status – Additional Persons

NONE _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an approved property 2 Ballacross Road (Plot 130) located within the last phase of the housing development of Ballawattleworth between QEII school and Derby Road/Poortown Road in Peel. The approved dwelling is a two storey

detached dwelling with an integral single garage. The existing driveway is 6m long and 5.5m wide.

THE PROPOSAL

2.1 Proposed is the conversion of the garage to additional living accommodation (a family room). The approved garage door will be replaced by a window to match those existing windows on the front elevation. This work would be allowed to be undertaken without planning approval under Class 26 of The Town and Country Planning (Permitted Development) Order 2012 if there were two parking spaces available of dimensions 6m long and 3.25m wide. PLANNING HISTORY - 3.1 The estate was originally approved under 13/91289/B and has been subject to a number of variations since then, none of which is particularly relevant to the current application. PLANNING POLICY - 4.1 The site lies within an area designated on the Peel Local Plan of 1989 as Predominantly Residential. As such, the Strategic Plan guidance is applicable as follows: "General Policy 2:

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:

• (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;

• (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 and
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

REPRESENTATIONS

5.1 DOI Highway Services have indicated that there are no highway implications as a result of the proposals and therefore there is no highway objection to the application 13/12/2017.

5.2 Peel Town Commissioners have indicated no objections to the proposal 18/12/2017. ASSESSMENT - 6.1 The issue here is whether there is sufficient space available to accommodate the vehicles which will be generated by the proposed authorised use of the site and whether the proposed works would have any adverse impact on the character of the property or the living conditions of those in nearby dwellings.

6.2 The proposed window will match others on the same elevation. The removal of the garage door and the installation of the proposed window is not expected to create any adverse visual impacts to the street scene and the existing driveway will provide sufficient space for vehicles to park off the road without causing detriment to general highway safety or the amenity of neighbouring properties.

6.3 The driveway is long enough to accommodate the average vehicle but not as wide as two full sized vehicles would require allowing for all vehicle doors being open and pedestrians requiring getting past. However, there is space on both sides of the drive where people could

open doors or walk over should the space be needed. As such, it is considered that the works will not result in any adverse highway impact or detriment to those in the surrounding area.

CONCLUSION

7.1 The application is considered to accord with the relevant parts of General Policy 2 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 05.01.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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