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20/00823/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00823/B Applicant : Mrs Helen Cochrane Proposal : Installation of glazed roofing to rear elevation Site Address : Aeg Cronk Tynwald Road Peel Isle Of Man IM5 1JN
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.10.2020 __
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 application accords with General Policy 2 (b, c and g) of the IOM Strategic Plan 2016 and meets with the principles of sections 3.0, 4.0 and 7.0 of the Residential Design Guide 2019
Plans/Drawings/Information; This approval relates to drawing number sheet 1 of 1 and site location plan both date stamped and received 27/07/2020 __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the existing curtilage of Aeg Cronk, a single storey property occupying a plot located part way between Tynwald Road and Rheast Lane in Peel.
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20/00823/B Page 2 of 3
1.2 Aeg Cronk is set back from the highway with driveway access from Tynwald Road. The dwelling bounds Rheast Lane at the rear along with two existing dwellings Ballacotch to the west and White Lodge to the east.
1.3 The orientation and distance between the nearest elevations of the property and Ballacotch varies between 3m - 6m, between which sits boundary vegetation. Ballacotch comprises a two storey cottage and a single storey extension both sitting much lower than the application property. Due to the orientation and levels of both properties the views from the rear garden and rear elevation are mostly limited to the single storey roof slope, although from the north side garden and side elevation windows there are greater views towards the first floor windows of Ballacotch.
2.0 PROPOSAL 2.1 The current application seeks approval for roofing works linked to the erection of a conservatory under the Town and Country Planning (Permitted Development) Order 2012 (PDO). The works shown on the application drawing include the removal of an existing covered rear entrance and modifications to an existing snug area to provide a new glazed conservatory with a glazed roof integrated into the existing hipped roof of the main house.
3.0 PLANNING HISTORY 3.1 The site has been subject to two previous applications although neither is considered relevant in the case of this application.
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, particularly parts (b), (c) and (g) of the IOM Strategic Plan 2016 along too with sections 3.0, 4.0 and 7.0 of the Residential Design Guide 2019 which refer to visual and neighbouring amenity.
4.2 It is also relevant to include Class 14 of the PDO which refers to the extension of an existing dwelling:
"Class 14 Extension of dwellinghouse The enlargement of a dwellinghouse (including the erection of an extension or conservatory). Conditions: a) the general conditions applicable to Section A; b) the floorspace (measured externally ) of the extension must not exceed 15 square metres beyond that of the original dwellinghouse; c) the extension must not exceed 4 metres in height above ground level; d) no part of the extension may be nearer to any highway which bounds the curtilage of the dwellinghouse than - (i) that part of the dwellinghouse nearest to that highway, or (ii) 20 metres, whichever is the nearer. e) no part of the extension may be nearer than 1 metre to the boundary of the curtilage of the dwellinghouse; f) the external finish of any walling must match that on the major part of the dwellinghouse; and g) operations within this class are allowed only if, on completion of the operations, at least 2 car parking spaces remain within the curtilage of the dwellinghouse. For the purpose of paragraph (g) the minimum size permitted for a car parking space is 6 metres by 3.25 metres."
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
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20/00823/B Page 3 of 3
5.1 Peel Town Commissioners - Do not oppose (dated 25/08/2020) 5.2 DOI Highway Services - DNO - No highways (dated 13/08/2020)
6.0 ASSESSMENT 6.1 The PDO sets out a general level of acceptable development in extending an existing dwelling including the addition of a conservatory (subject to conditions). The proposed works will result in a reconfiguration of part of the rear elevation to incorporate a fairly modern and contemporary glazed conservatory and glazed roof integrated into the existing hipped roof. The existing property is not a traditional dwelling and is capable of accommodating the works without harm to its overall appearance and is not readily visible from any public thoroughfare. Overlooking will still be probable as a result of the development however this is not expected to be so adverse or beyond those views and overlooking already achievable from existing windows and garden space as to result in any new or significant adverse impacts to the general amenity or living conditions of the neighbours.
7.0 CONCLUSION 7.1 Overall it is considered that the proposal complies with the aforementioned parts of GP2 of the IOM Strategic Plan and the RDG 2019 and is recommended for approval.
8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 02.10.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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