Officer Report

Application No.: 16/00730/B Applicant: Mr Edward Houghton & Ms Sally Lawrence Proposal: Alterations to dwelling including creation of a dormer window and roof terrace and inclusion of a pitched roof over existing detached garage Site Address: Ebor Peveril Road Peel Isle Of Man IM5 1PW Case Officer : Miss S E Corlett Photo Taken: 14.07.2016 Site Visit: 14.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling, Ebor situated facing onto Ramsey Road but also having an access onto Ballaquane Road. The house is set back by a significant amount from Ramsey Road (36m) and is very close - 5m to its rear boundary which abuts the side of the curtilage of Cairndale, a detached house which fronts onto Ballaquane Road. The application site also accommodates a detached garage which sits on the boundary with Cairndale. This garage is currently flat roofed with a 4.1m wide garage door offset to the left of the elevation facing Ballaquane Road with a small window to the right. This building is rectangular in footprint with a frontage of 7.8m and a depth of 6.8m and an overall height of 2.5m. - 1.2 The property sits close to its north eastern boundary with Dreemgarrow (1m) and 16.5m from its boundary with 5 and 7, Peveril Avenue, which back onto the site. These properties are 27m from the side of the application property. THE PROPOSAL

2.1 Proposed is a series of alterations to the dwelling and alterations to the garage. The alterations to the dwelling include the replacement of an existing projecting bay with two bays and a central door (effectively removing the central part), the replacement of an existing window above this with

• a set of doors and Juliet balcony, all on the front elevation. On the rear there are to be railings installed around the existing flat roof projection and a set of patio doors installed in place of an existing window. Within this projection existing windows are to be replaced with a door, a long window which wraps around the rear and side corner and three new windows. On the side elevation which faces south west there is to be a new dormer with patio doors and a small balcony, four solar panels and two rooflights (which would constituted Permitted Development) and beneath this two existing windows are to be replaced with five bi-fold doors. On the other elevation there are to be four new rooflights and two existing windows are to be replaced with similar, but not identical windows.

2.2 Alterations to the garage include the provision of a pitched roof which slopes upward away from the boundary and rear garden of Cairndale. The eaves level will be the same as existing and the roof will increase to a maximum height of 5.2m at a distance 4m from the boundary with Cairndale.

2.3 The two trees immediately to the south west of the garage are now to be removed as has been agreed with the Forestry Officer of DEFA (see e-mail from the Forester dated 21st July 2016). PLANNING POLICY - 3.1 The site lies within an area designated as Predominantly Residential on the Peel Local Plan of

1. The site is not within a Conservation Area. As such, the general principles of good development, as set out in General Policy 2 are applicable as follows:

"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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape;

• 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."

PLANNING HISTORY

4.1 Importantly, planning approval was refused for the upward extension of the garage to provide additional living accommodation under PA 13/91193/B. The reason for this decision was that it would have been unneighbourly (overlooking the rear garden of Cairndale) and affect overhanging trees. This proposed an upward extension of the walls of the property. REPRESENTATIONS - 5.1 The neighbour, at Cairndale, was contacted due to their involvement in the previous application, and they have indicated that they have no objection to the proposal as it does not involve the same amount of accommodation above the garage (received on 8th August, 2016). They confirm that they have no objection to the removal of the tree closest to their property (27.08.16).

5.2 Highway Services are satisfied that the proposed alterations will have no impact on the existing in curtilage car parking provision and access arrangements on the A4 Peveril Road and having reviewed the supporting information, the Department of Infrastructure does not oppose this planning application (05.08.16). - 5.3 Peel Town Commissioners have no objection (27.07.16).

ASSESSMENT

6.1 The important considerations in this case are whether the proposal has any adverse impact on the boundary treatment and trees which separate the application site from Cairndale and also whether the proposal will result in any adverse impact on the living conditions of those in this adjacent property. Also in terms of the alterations to the dwelling, it is important to consider the impact on the streetscene and any impact on the living conditions of those in adjacent property.

6.2 Whilst the Forester has agreed to the removal of two trees, these do not provide particular screening or value to the relationship between the application property and those alongside. The tree which was of concern in the previous application is not shown on the application but will not be affected as the pitch will run away from the boundary. The neighbours have confirmed that they have no issue with the proposal. - 6.3 There will be no windows in the side of the building which will overlook the adjacent property so there will be no impact on the living conditions of those next door. - 6.4 The amount of floor space to be created above the garage is around 16 sqm - nowhere near enough to create a self contained unit.

6.5 The alterations to the main dwelling will have little impact on the streetscene due to the distance by which the property is set back from the highway. In any case, they are considered to be acceptable. Whilst there is to be an area of first floor balcony, the nearest properties are not particularly affected as there are buildings between the balcony and any substantial private amenity space - the applicant's own garage in the case of 5 and 7, Peveril Avenue and which are over 16m away to their boundaries, and the neighbour's garage in the case of Dreemgarrow. - 6.6 The proposal is considered to be acceptable and is recommended for approval.

PARTY STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case the Highway Services section of DoI and (e) The local authority in whose district the land the subject of the application is situated.

In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person in accordance with Government Circular 0046/13:

the owners of Cairndale, Ballaquane Road

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 05.09.2016 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.

This approval relates to drawings 822.03C, 822.11 and 822.12 all received on 28th June, 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 05.09.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.