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                                                 15/01191/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01191/B Applicant : Mr Graham & Mrs Helen Furner Proposal : Alterations, erection of an extension and rendering works to dwelling Site Address : 10 Close Quane Peel Isle Of Man IM5 1PY

Case Officer : Miss Melissa McKnight Photo Taken : 18.11.2015 Site Visit : 18.11.2015 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of No. 10 Close Quane, a single storey detached dwelling with roof accommodation located on the south western side of Close Quane, Peel. The application sits at the end of a cul-de-sac. To the west of the application site is Ballaquane Road.

2.0 THE PROPOSAL

2.1 The current planning application seeks approval for the erection of a single storey side extension and rendering works to the main dwelling.

2.2 The extension would be on the northwestern elevation. The extension would be set back almost 1.3 metres from the front building line of the main dwelling. The extension would have a length of just less than 8.1 metres and a width of 4.3 metres. The extension would have a flat roof with a height between 3.1 and 3.4 metres. There would be one window in the north western elevation, a window and door in the front and bi-folding doors to the rear.

2.3 The final element of the proposal is to overcoat the existing dashed walls of the dwelling with painted smooth render.

2.4 The drawings also show that the existing kitchen window would be replaced with patio doors. This element complies with the provisions set out under Class 25 of the Town and Country Planning (Permitted Development) Order 2012.

2.5 There are also a number of internal alterations proposed that do not require planning permission but may require building control approval.

3.0 PLANNING HISTORY

3.1 Planning approval was previously granted in 2009 under PA 09/01366/B for the removal of a dormer.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Peel Local Plan 1989.

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                                                 15/01191/B
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4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant 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."

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general"

5.0 REPRESENTATIONS

5.1 Peel Town Commissioners do not object to the current planning application (22/12/2015).

5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (04/11/2015).

6.0 ASSESSMENT

6.1 It is considered that there are two fundamental issues to consider in the assessment of this current planning application; 1) the impact upon the residential amenity of No. 9 Close Quane; and 2) the impact upon the street scene of Close Quane and Ballaquane Road.

6.2 The boundary between the application site and No. 9 Close Quane comprises a timber fence and hedging. The hedge surrounds the timber fence and has a height of approximately 2.2 metres. As previously mentioned, the extension would have a maximum height of 3.4 metres and as a result 1.2 metres of the extension would protrude above the boundary. It is necessary to consider the impact of the extension with regards to loss of light and whether the extension would appear as overbearing.

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                                                 15/01191/B
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6.3 The extension would be south of the neighbouring property and therefore it is imperative that any development does not result in adverse levels of loss of light or shadowing. The south western elevation of No. 9 Close Quane is between 0.5 and 1 metre from the boundary with the garden of the neighbouring property sited to the north of the site beyond an existing extension and as a result it is therefore not considered that the garden of No. 9 Close Quane would be affected by the proposed development.

6.4 The existing ground floor south western elevation may experience some levels of loss of light and shadowing as the sun moves towards the west as a result of the extension. However, given the proximity of the neighbouring window to the boundary and the height of the existing boundary, there is an existing impact upon the level of natural light received to this window. Whilst there may be some levels of shadowing, it is not considered that the extension would exacerbate existing levels of shadowing to a degree to warrant a reason for refusal.

6.5 The main views of the extension from No. 9 Close Quane would come from the existing two south west elevation windows; it is not known what these windows serve but it is assumed the first floor window is to a bedroom. The extension would be single storey and, whilst wholly visible from the first floor window would not impact upon the existing outlook or be of a scale that would have an adverse impact upon the amenity of the neighbouring property. A section of the existing ground floor window currently looks directly at the existing boundary. There would only be angled views of the extension from the window but the extent of the extension that would cause any undue harm.

6.6 The extension proposed would have a window that would be closer to the No. 9 Close Quane, it is therefore imperative that the window would not result in overlooking and loss of privacy. The proposed window would be 1.1 metres above ground level and would have a height of 1 metre. The window would look directly towards the existing boundary and would not result in any increased levels of overlooking.

6.7 The upper section, mainly the roof, would be visible from within Close Quane as existing planting to the front of the application dwelling and No. 9 Close Quane would screen the majority of the extension. Furthermore, given the orientation of the application site and the fact that the extension would be set back from the front building line, the extension would not appear incongruous or prominent within the street scene should the planting ever be removed. In addition to this, the property is sited at the end of the cul-de-sac and would be seen by a limited number of people. On assessment, it is considered that the extension would have a minimal impact upon the street scene of Close Quane.

6.8 The extension would be wholly visible from Ballaquane Road and would be set back over 7.5 metres from the highway. Due to the height of the extension, the extension would not appear overly prominent and would remain subservient to the main dwelling house that has an existing flat roofed garage on the south east elevation.

6.9 The finishing of the existing dwelling with a painted smooth render, which the extension would be finished in also, would enhance the visual appearance of the dwelling within the street scene.

7.0 RECOMMENDATION

7.1 For the reasons set out above, the planning application is deemed acceptable and is recommended for approval.

8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

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                                                 15/01191/B
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(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 considered material, in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

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: 05.01.2016

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 01, 03 and 03 REV 1 date stamped as received 27th October 2015 and 02 REV 02 date stamped as received 8th December 2015.

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: 06.01.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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