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                                      18/00301/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00301/B Applicant : Alan Woolf Proposal : Erection of sunroom to rear elevation Site Address : 4 Fuchsia Lane Reayrt Ny Keylley Peel Isle of Man IM5 1GJ

Case Officer : Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.06.2018 __

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 number 1821-PL02 and site plan 01 and location plan 01A all date stamped and received 21/03/2018.

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Interested Person Status - Additional Persons

NONE __

Officer’s Report

1.0 SITE 1.1 The application site is the residential curtilage of detached property 4 Fuchsia Lane, Peel. The property is situated within a small cul-de-sac in the much larger residential area of Reayrt Ny Keylley. The dwelling is located as such that its front elevation can be seen when looking south from the Poortown Road.

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1.2 The dwelling is one of three along this side of the cul-de-sac that has a front elevation facing towards the Poortown Road and a rear elevation facing south towards the rear of the detached properties fronting Fuchsia Road.

2.0 PROPOSAL 2.1 The current planning application seeks approval for the erection of a rear pitched roof sun room extension. The extension is to project from the rear elevation 5.3m and is to have a width of 4.4m. The sunroom will have glazing on each side elevation and a large glazed picture window on the rear. Patio doors on the west side elevation will allow access into the rear garden.

3.0 PLANNING HISTORY 3.1 The site has been subject to a number of previous planning applications relating to the original development of the site. Most recently the site was granted full approval under PA 15/01307/B for the replacement of the garage door with two windows and erection of a front porch to dwelling.

4.0 PLANNING POLICY 4.1 The site lies within an area designated under the Peel Local Plan of 1990 as 'Predominantly Residential'. The IOM Strategic Plan indicates in paragraph 8.12.1 that there is a general presumption in favour of extension to existing dwellings in residential areas so long as these to not impact neighbouring amenity or the surrounding area. As such it is important that the development complies with the general standards towards development set out in General Policy 2.

4.2 General Policy 2 states:

"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."

5.0 REPRESENTATIONS 5.1 Peel Town Commissioners have no objection to the current planning application (06/04/2018).

5.2 The Department of Infrastructure Highway Services have stated no highways interest (12/04/2018).

6.0 ASSESSMENT 6.1 The extension is located at the rear of the property and will not affect the visual quality of the streetscene. The arrangement and density of the residential estate means that views of the extension are likely from the upper levels of the nearest neighbouring properties, however given its reasonable size, scale and design it is unlikely that the extension will bring about any adverse impacts on outlook or living conditions of the neighbours to warrant a concern and the existing boundary treatment already works towards limiting overlooking between properties.

6.2 The proposal is situated closest to the boundary with neighbouring property No. 5 Fuchsia Lane. While this type of extension is not uncommon in residential areas such as this, careful consideration has to be given to the length of the extension as in some cases this can generate an overbearing and overshadowing impact on the adjoining neighbours.

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6.3 In the case of this application neighbouring property No.5 breaks the building line formed by the dwellings along Fuchsia Lane and is set back approx. 5m behind the front elevation of the application site. No. 5 also occupies a corner plot and is orientated at a slightly different angle resulting in its west gable elevation facing towards the rear garden of the application site. Due to this set back position and orientation, the proposed extension is not expected to generate an overbearing or privacy impact on the neighbouring property and is unlikely to bring harm to their exiting living conditions.

7.0 CONCLUSION 7.1 There is a general presumption in favour of extensions to existing residential properties. In the case of this application it is judged that the proposed extension meets with the tests of GP2 and would be an acceptable addition to the property without detriment to the living conditions or amenities of the adjacent neighbours to warrant a refusal.

8.0 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 : 14.06.2018 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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