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19/00237/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00237/B Applicant : Miss Justine Gale Proposal : Alterations and erection of front porch and rear extension Site Address : 5 Ballaterson Crescent Peel Isle of Man IM5 1BL
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.04.2019 __
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.
Plans/Drawings/Information:
This approval relates to drawing number JG/1/19 and two site photographs date stamped and received 01/03/2019.
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Interested Person Status - Additional Persons
none __
Officer’s Report
1.0 SITE 1.1 The application site is the existing residential curtilage of 5 Ballaterson Crescent, Peel an existing single storey semi-detached dwelling located on the eastern side of the crescent estate road. The existing dwelling has an attached garage and integral porch on the front elevation, the amenity space to the front of the house is paved allowing parking across the width of the house for at least two vehicles off the road. At the rear the dwelling has a small conservatory.
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2.0 PROPOSAL 2.1 The current application proposes the conversion of the existing garage to living accommodation and the replacement of the garage door with a window, the alteration of the front entrance to provide a small projecting front porch with a peaked gable facing the road. The application also proposes the demolition of the existing rear conservatory and its replacement with a new pitched roof extension 3.3m x 3.6m.
3.0 PLANNING HISTORY 3.1 The site has not been subject to any previous planning applications.
4.0 PLANNING POLICY 4.1 The site is designated on the Peel Local Plan as 'Predominantly Residential' and not within the Conservation Area. The policies relevant in the assessment of the application are General Policy 2 and paragraph 8.12.1 of the IOM Strategic Plan 2016.
4.2 General Policy 2 states in part:
"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 spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape, and 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"
4.3 Paragraph 8.12.1:
"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 Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Peel Town Commissioners - do not oppose (dated 03/04/2019)
5.2 DOI Highway Services - no comments received (dated 17/04/2019).
6.0 ASSESSMENTS 6.1 The fundamental issues to consider in the assessment of the application are the visual impacts of the proposals on the existing dwelling and streetscene, the impact on the amenities and living conditions of the neighbours and whether there will be any highway safety impacts as a result of the loss of the garage.
6.2 The installation of a front porch to a dwelling is not uncommon and can presents a number of environmental and energy efficiency benefits to the overall property. In the case of this application the proposed porch is considered to be a reasonably minor level of
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development and its size, scale, pitched roof design and material finish is in keeping with the overall appearance of the dwelling and surrounding streetscene.
6.3 The existing property has an existing driveway with the space enough to accommodate at least two vehicles off the road, the conversion of the existing garage will result in the loss of one internal parking space however sufficient parking (two spaces) will remain on the driveway in accordance with the parking requirements of Appendix 7 the Strategic Plan for single dwellings and therefore no new highway safety issues are expected. The alteration of the garage door to a window matching those already installed across the front elevation is not to have any adverse visual impact on the appearance of the property or streetscene.
6.4 The installation of a front porch is not uncommon in residential estates such as this and can often bring with it increased energy efficiency to the overall dwelling by introducing a barrier between the internal and external environments and in seeking to reduce lost heat from the house. In the surrounding streetscene there are a number of dwellings already installed with a similar front porch. Visually the proposal is considered to be in keeping with the general residential character of the area. From a practicality point of view the projection of 1.8m will reduce slightly the area of driveway hard standing available for parking although two spaces will still remain off the road.
6.5 The footprint of the rear single storey extension is slightly larger than the existing conservatory although still remains around 2.8m from the boundary of the neighbours. Compared to the conservatory the extension has a reduced level of glazing and no windows are proposed on the elevation nearest the neighbours which will reduce any existing levels of overlooking. Overall the rear extension is considered to be of a reasonable size and design as to not result in an overbearing or adverse impact on the amenity or living conditions of the neighbours.
7.0 CONCLUSION 7.1 The application is considered to comply with the relevant parts of GP2 and Paragraph 8.12.1 of the IOM Strategic Plan 2016 and recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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.
8.2 The Planning Committee must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 18.04.2019
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Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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