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18/00623/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00623/B Applicant : Ms Deirdre Clucas Proposal : Alterations, replacement of garage door with a window and widening of existing vehicular access Site Address : 1 Ballaterson Road Peel Isle of Man IM5 1BJ
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.09.2018 __
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.
C 2. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Plans/Drawings/Information:
This approval relates to drawing numbers 2017/03/01, 2017/03/02 and 2017/03/03 all date stamped and received 14/06/2018.
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Interested Person Status - Additional Persons
NONE __
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18/00623/B Page 2 of 3
Officer’s Report
1.0 SITE 1.1 The application site is the existing residential curtilage of 1 Ballaterson Road in Peel and existing single storey dwelling occupying the southern corner plot where Ballaterson Road meets Queen's Drive. The dwelling has an existing integral garage on the front elevation joining with the existing single driveway approx. 7m long x 3m wide. The dwelling has garden space running from the north side elevation around the rear.
2.0 PROPOSAL 2.1 The application proposes the following works:
the erection of a flat roof sun room extension on the rear elevation approx. 4.5m wide and projecting 2.5m from the rear elevation. The sunroom is to have a roof lantern above.
3.0 PLANNING HISTORY 3.1 There is a contemporaneous application for the relocation of an oil tank on the site under PA 18/00893/B.
4.0 PLANNING POLICY 4.1 Peel Local Plan site designation 'Predominantly Residential' and not within the Conservation Area. The policies relevant in the assessment of the application are General Policy 2 and paragraph 8.12.1 of the IOM Strategic Plan 2016.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
No Objection (dated 01/08/2018)
The proposed widening of the access would not adversely affect the visibility of the Ballaterson Road and Queen's Drive junction and the proposed driveway is sized enough to accommodate 3 vehicles off the road in excess of the 2 space requirement of the IOM Strategic Plan.
6.0 ASSESSMENTS 6.1 The proposed window and door installations are considered to be in keeping with the general residential character of the area and immediate streetscene and are not expected to impact the living conditions of the adjacent neighbours.
6.2 The conversion of the garage results in a need to disperse site parking. The proposal to increase the width of the driveway and increase the area of hardstanding will seek to increase off road parking for up to 3 vehicles. The modifications to the access are not expected to impact highway safety. While the increase in hardstanding will be evident from the streetscene especially when cars are parked upon it, it is not considered to be so out of keeping to the general appearance of the residential estate to warrant a concern, above which the highway benefits of reducing the need for on street parking would outweigh any visual concerns in this instance.
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18/00623/B Page 3 of 3
6.3 The rear extension is reasonable in size and design and not expected to have an overbearing or adverse impact on the living conditions of the neighbours. These types of extensions are common across such residential estates and built up areas as this. While likely to be visible from Queen's Drive road it is not expected to have any adverse impact on the streetscene. That aside, the size and footprint of the proposed rear extension is less than that allowed for under the Town and Country (Permitted Development) Order 2012 without the need for prior planning approval.
7.0 CONCLUSION 7.1 The proposal is considered to comply with GP2 and Paragraph 8.12.1 of the IOM Strategic Plan and recommended for approval.
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 : 20.09.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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