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                                                 16/00409/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00409/B Applicant : Mr Lee Morgan Proposal : Installation of an additional dormer window to dwelling Site Address : 4 Factory Lane Peel Isle of Man IM5 1HF

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE

1.1 The application site comprises a dwelling at 4 Factory Lane, which was built under PA/09/00775B, located on the south west side of Factory Lane, Peel. The site originally housed The Old Bakery which was demolished in 2007 due to structural failure.

2.0 THE PROPOSAL

2.1 The application is for a rear dormer to match the existing, 1100mm x 1700mm, white upvc cladding, brown hardwood window and slate roof.

2.2 Due to a discrepency on the orginally submitted plans, amended plans were circulated for comments on 11 July 2016.

3.0 PLANNING HISTORY

3.1 The following previous planning application should be considered in the assessment and determination of this application:

PA08/00946/B sought approval for the erection of dwelling. This was permitted. PA09/00775/B sought approval for the erection of a dwelling (comprising amendments to 08/00946/B. This was permitted. 09/01586/R - Part removal and alteration to existing wall - Spilt Decision on Appeal, removal of top part of wall was approved and removal of lower section was refused.

4.0 PLANNING STATUS

4.1 The site lies within an area identified as Mixed Use on the Peel Local Plan (Planning Circular 3/89). The site also lies within the Peel Conservation Area. The following Strategic Plan policies are considered relevant in the assessment and determination of this application.

4.2 General Policy 2, which 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:

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                                                 16/00409/B
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(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;

4.3 Environmental Policy 35, which 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."

5.0 REPRESENTATIONS

5.1 DOI Highways have no objections to the proposal. 18.04.2016.

5.2 Peel Town Commissioners have no objection to the planning application. 16.05.2016.

5.3 No further representations were received post circulation of the amended plans.

6.0 ASSESSMENT

6.1 The main issues in the consideration of this application are the effect of the proposal upon the character and appearance of the area, including the Conservation Area, and the main dwelling and the effect of the proposed dormer on the neighbouring properties.

6.2 The house was granted permission in 2009, at the time it was considered that a new dwelling would not adversely affect the amenity of the surrounding properties and has a number dormers both front and back. Therefore it is considered that the principle of dormers on this property and in the wider area is considered acceptable. This application is for an additional dormer to the rear of property to an existing room.

6.3 Peel Conservation Area is characterised by properties of varying heights and properties in the immediate vicinity have traditional elevations with vertically proportioned windows not dissimilar to the facade of the application dwelling and dormer windows.

6.4 As such the addition of a further dormer to the rear would not appear out of place and would preserve the qualities and character of the Conservation Area, nor would it have any adverse affect on neighbouring properties over and above that which already exists.

6.5 As a result, it is concluded that the planning application complies with Environment Policy 35 and General Policy 2 (b), (c) and (g) of the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION

7.1 It is recommended that the application be permitted.

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: (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, Department of Infrastructure Highway Services and

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                                                 16/00409/B
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(e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

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: 18.07.2016

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 the Site Plan and Ref 004a both date stamped received 8 April 2016 and Specification, Ref 001 Existing and Proposed and Ref 004b all date stamped received 7 July 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 28.07.2016

Determining officer

Signed : J CHANCE

Jennifer Chance

Interim Director of Planning and Building Control

Customer note

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