Officer Planning Report Recommendations

Planning Report And Recommendations {{table:78269}} ### Considerations {{table:78267}} ### Written Representations None received at time of drafting report ### Consultations {{table:78268}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the residential curtilage of a dwelling located on Strand Street in Peel. The proposed development comprises alterations and extension to dwelling including replacement windows.

Planning History

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. However there is a concurrent planning application (11/01189/C) seeking planning approval for the additional use of the dwelling as holiday accommodation. At the time of writing this planning application was pending decision.

Representations

The Department of Infrastructure Highways Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989. The application site is located within a Conservation Area.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Environment Policy 35 states:

"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."

Assessment

The planning application seeks planning approval for alterations and extension to dwelling including replacement windows. The proposal comprises the replacement of an existing single storey rear outlet with a two storey rear outlet to provide additional habitable accommodation and the installation of uPVC sliding sash windows in the front elevation of the dwelling.

The proposal is considered to be acceptable in terms of impact on public amenity and impact on the character of the Conservation Area. The proposed built development is contained to the rear of the dwelling where it is not readily visible, meaning that the impact on public amenity is limited and the character of the Conservation Area is preserved. The proposed use of uPVC sliding sash windows to replace the existing in the front elevation accords with the Department's policy on replacement windows and is therefore acceptable.

The main consideration is probably the impact on private amenity, particularly in respect of the adjoining property. In terms of this the proposed rear extension does not project as far as the existing extension being replaced. However, the height of this outlet does increase by an additional floor and it is therefore necessary to assess the impact on this on the adjoining property. It is considered that the impact of the increased height is acceptable as the extent of projection is reasonable and the adjoining property has a significant garden area remaining that would be unaffected by the proposal. The proposal includes first floor access to provide a balcony area and means of escape. As this balcony area is at no greater height than the property's rear garden, which is elevated along with the equivalent adjoining garden, it is considered that the impact of this area is acceptable.

Overall, the proposal is considered to be acceptable and it is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division. Conditions and Notes for Approval / Reasons and Notes for Refusal

	Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	23.09.2011

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s HLK/11/0205/1, HLK/11/0205/2, HLK/11/0205/3 and HLK/11/0205/4 date stamped the 24th August 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 28/9/11

Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : Jennifer Chance Development Control Manager