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20/01165/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01165/B Applicant : Mr Mick Taylor Proposal : Alterations and erection of extension to rear of elevation Site Address : 3 Peveril Road Peel Isle Of Man IM5 1NU
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.12.2020 __
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 Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016 and with the principles of both Planning Policy 1/01 and the Residential Design Guide 2019.
Plans/Drawings/Information;
The application relates to drawing number 404-01 revision A date stamped and received 06/11/2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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1.1 The application site is the curtilage of 3 Peveril Road, Peel, a three storey mid terrace dwelling sited to the north of Peveril Road opposite the petrol station and part way between Stanley Road and Walpole Road.
1.2 As the dwellings wrap the corner junction with Stanley Road the arrangement of the terrace at the rear becomes fairly compact but each remains accessible from a rear service lane.
1.3 At the rear of the application dwelling there is an existing one and half storey 5m tall outrigger running along the boundary with the rear lane, attached to which and infilling part of the rear yard is a ground floor single storey flat roof extension 2.8m tall. The outrigger and extension project 4.3m into the rear yard. There are two small existing windows on the elevation facing the rear lane and large patio doors on the rear elevation.
1.4 The application site is within Peel Conservation Area.
THE PROPOSAL 2.1 Approval is sought for the replacement of the existing outrigger and extension with a new single storey extension. The proposal also includes the installation of new window at first floor of the rear elevation infilling the opening which previously provided access to the upper floor of the outrigger.
2.2 The proposed extension is to match the footprint of the previous extension and remains with a 4.3m projection from the rear elevation. The two small windows on the side elevation facing the lane are to be retained and large bi-folding doors are proposed at the rear. The height of the flat roof is 2.9m from nearest ground level and a roof lantern is proposed central to the new roof.
PLANNING HISTORY 3.1 The application site has been the subject of two previous planning applications for the installation of replacement windows and doors, although neither are considered specifically relevant in the case of this application.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being 'Mixed use' under Peel Local Plan 1989 and as already noted, the application site is also within the Peel Conservation Area. As such, EP35 and Planning Policy 1/01 are applicable in assessing the impact on the Conservation Area, along with General Policy 2 and Section 7 of the Residential Design Guide in determining the visual and amenity impacts on the neighbours.
4.2 Environmental Policy 35:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.3 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
4.4 General Policy 2 (in part):
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"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;
4.5 Section 7.5 Residential Design Guide - Overlooking Resulting In A Loss Of Privacy "7.5.1 The "20 metre guide" provides a useful way to identify where overlooking is likely to be a concern. It refers to the distance between elevations that contain windows serving habitable rooms that face each other - if this distance is over 20 metres, overlook is unlikely to be a concern. This distance can be relaxed where the design or orientation is such that privacy and amenity of a neighbouring property is not compromised. In dense urban areas where there is already a level of mutual overlooking a lesser standard may be acceptable. The required distance may need to be greater if there is a change in topography, which would result in an adverse effect on the privacy and amenity of a neighbouring property."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received as of (10/12/2020).
5.2 Department of Infrastructure Highway Services - No Highways Interest (23/10/2020).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 In considering extensions and works such as this and within a Conservation Area it is important to have regard to the potential impacts on the character and appearance of the property within the Conservation Area and what potential impacts there may be on the amenity of neighbouring properties particularly in this case through any overbearing or privacy and overlooking impacts.
6.2 The character of the Conservation Area throughout Peel is formed predominantly through the narrow winding streets, pitched roofs, chimney laden roofscape and the front elevations of those traditional cottages and properties fronting the highway. In this instance there are limited public views towards the rear elevation with only distant views from the promenade achievable and even these are restricted to the upper floor and roof level only.
6.3 The proposed changes would be limited to adjacent properties and viewable only from their rear elevations. The general size and mass of the proposed replacement extension is not too dissimilar from what currently exists including the proposed window layout across the ground floor elevations and it is unlikely to result in any new amenity impacts on the adjacent neighbours beyond the current situation. It could even be argued that the removal of the first floor of the outrigger could result in a small improvement to the general openness and outlook from the rear of the dwellings. The installation of the new window at first floor is not expected to have any unacceptable harm beyond those windows already in the rear elevation and given that there is already an established level of overlooking between close knit properties here.
CONCLUSION 7.1 The proposed works are contained to the rear where there are limited public views and the proposal is likely to have a negligible impact on the general character and appearance of the streetscene in line with PPS 1/01 and the Conservation Area will be preserved in line with EP 35. The proposed works are not expected to result in any new or adverse impacts to the
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amenity or living conditions of the neighbours beyond the existing situation and thus is considered to accord with General Policy 2 and the principles of the Residential Design Guide and Planning Policy Statement 1/01.
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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 14.12.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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