Officer Report

Application No.: 18/00699/B Applicant: Stuart & Fiona Gell Proposal: Erection of two storey extension to rear of property Site Address: Toronto Vale Tynwald Road Peel Isle of Man IM5 1JL Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation 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.

Plans/Drawings/Information:

This approval relates to drawing number 1750-PL01 and supporting statement and photographs all date stamped and received 03/07/2018. _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the existing residential curtilage of Toronto Vale in Peel. The existing two storey dwelling is located in a set back position on the north-eastern side of Douglas Road heading into Peel and shares a small access road with 4 of its adjacent neighbours.

1.2 The dwelling has been subject to a previous two storey flat roof extension at the rear. This extension covers the majority of the rear elevation providing additional living accommodation to both floors. Adjacent to the rear of the house is an additional single storey flat roof store building beyond which the dwelling has a modest size rear garden.

2.0 PROPOSAL - 2.1 The current application proposes the demolition of the existing store, and the alteration and extension of the existing two storey flat roof extension to provide a larger two storey extension finished with a pitched roof arrangement. - 2.2 The application also includes the erection of a smaller two storey in fill extension on the rear elevation nearest Colmar to the west.

3.0 PLANNING HISTORY - 3.1 There have been two previous applications on the site one for the replacement of windows approved under PA 07/01648/B and most relevant in this case the extension to rear of dwelling approved under PA 01/02300/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. - 5.1 Peel Town Commissioners o No Objection (dated 01/08/2018) - 5.2 DOI Highway Services o DNO - Do Not Oppose (dated 06/08/2018)

6.0 ASSESSMENT - 6.1 The location, orientation and distances between the existing dwelling and its adjacent neighbours to the east are sufficient enough to limit any overbearing or adverse impacts on their general living conditions from the development of the larger extension. While views will no doubt be achievable the general outlook is to remain unaffected and it is expected that the pitched roof design will bring about a more appropriate finish of the extension which is more in keeping with the main house. - 6.2 Distances between the dwelling and its nearest neighbour Colmar are notably smaller. On this nearest elevation the application proposes a smaller two storey pitched roof extension. The reasonable size and stepped arrangement of the rear extensions here helps towards limiting any overbearing and dominating impacts on the living conditions of Colmar while the existing boundary treatment along here helps towards to limiting any inter-visibility and overlooking between the two dwellings and particularly from the proposed ground floor kitchen window.

7.0 CONCLUSION - 7.1 Overall it is considered that the proposed replacement two storey extension and alterations comply with the aforementioned parts of GP2 and Paragraph 8.12.1 of the IOM Strategic Plan and thus 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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