Loading document...
==== PAGE 1 ====
17/00285/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00285/B Applicant : Mr Ryan Denham Proposal : Erection of a detached store building and widening of existing vehicular access Site Address : 1 Creggans Avenue Peel Isle of Man IM5 1DD
Case Officer : Miss S E Corlett Photo Taken : 29.03.2017 Site Visit : 29.03.2017 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated on the corner of Creggan's Avenue and Glenfaba Road in Peel. The property is a semi-detached, end of terrace property which has its side gable facing Glenfaba Road and positioned 11m from the main road.
1.2 The side garden is grassed but with a portion at the rear, accessed off a rear lane which runs to the backs of properties fronting onto St. German's Place and Creggan's Avenue, concreted and used for the parking of vehicles associated with the site. The site plan shows two timber sheds within the parking area.
1.3 The end dwellings on Creggan's Avenue, St. German's Place and North View are all set back from Glenfaba Road with grassed areas separating the gables from the road. The exception is the concrete surfaced public car park at the end of St. German's Place.
THE PROPOSAL 2.1 Proposed is the erection of a detached store at the Glenfaba Road end of the concrete area where the timber sheds are presently. The shed is for the storage of domestic items associated with the dwelling on site. The shed will be 7.5m by 3.7m with a set of double doors 1.8m wide and a pedestrian door and two windows in the side elevation facing Glenfaba Road. The building will be finished in dashed walls and concrete roof tiles to match the existing. The building will be 2.3m to the eaves and 4m to the ridge. The building will be constructed right up against the side boundary which is a 1m high dashed wall with a stretch of box hedging half way along and across the frontage of the site.
2.2 The parking area would be reduced to 5.3m by 5.5m at shortest and narrowest and the existing stub of walling at right angles to the wall which runs alongside Glenfaba Road will be removed giving access straight into the doors on the end of the shed, from the lane alongside.
PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Residential. As such, the following policies in the Strategic Plan are considered appropriate:
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:
==== PAGE 2 ====
17/00285/B
Page 2 of 3
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; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; 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 adverse effect on road safety or traffic flows on the local highways and m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
PLANNING HISTORY 4.1 The parking area was approved under 02/00085/B and a rear extension approved under 03/01859/B. No approval is apparent for the sheds which would not comply with the requirements of the Permitted Development Order as the sheds lie between the house and the main road.
REPRESENTATIONS 5.1 Highway Services comment that the proposal is to construct a storage building on an area of hardstanding adjacent to a dwelling. The building is set back within the site to ensure that the existing car parking spaces and the lane onto Glenfaba Road have sufficient sightlines. Highway Services do not oppose this application subject to the following condition:
5.2 Peel Town Commissioners raise no objection (04.04.17).
ASSESSMENT 6.1 The introduction of new buildings so close to the highway can sometimes be an uncomfortable introduction into a streetscene. However, in the area, buildings can be generally very close, if not on the highway - all of the properties on the western side of Glenfaba Road and Patrick Street are built right onto the highway and whilst the properties on the eastern side of the road are set back, they either side or back onto the main road, with a resulting uninspiring streetscene where the introduction of a building as proposed would not be particularly out of keeping. There is already a shed in the area of the proposed garage although much smaller than the proposed building.
6.2 The proposed building is modest and it is not considered that it would have an objectionable impact on the streetscene and as such the application is recommended for approval subject to the condition recommended by Highway Services.
INTERESTED PERSON 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 (d) Highway Services Division of Department of Infrastructure 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
==== PAGE 3 ====
17/00285/B
Page 3 of 3
'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.04.2017
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.
C 2. There shall be nothing planted, erected or allowed to grow above 1.05 metres in height within the visibility splay as shown on drawing 1766-02.
Reason: In the interest of highway safety
This approval relates to drawings 1766-01 and 1766-02 both received on 10th March, 2017.
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: 12.04.2017
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.
Copyright in submitted documents remains with their authors. Request removal