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                                      19/00225/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00225/B Applicant : Ms Deirdre Clucas Proposal : Alterations and erection of side garage extension and rear extension to dwelling Site Address : 1 Ballaterson Road Peel Isle Of Man IM5 1BJ

Planning Officer: Miss Lucy Kinrade Photo Taken : 31.05.2019 Site Visit : 31.05.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 17.07.2019 __

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.

C 2. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

Plans/Drawings/Information;

This approval relates to drawing number 19/03 Rev A and covering letter both date stamped and received 13/06/2019, and drawing number 19/02 and location plan both date stamped and received 27/02/2019.

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Interested Person Status - Additional Persons

None

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                                      19/00225/B                                     Page  2  of  3

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Officer’s Report

1.0 SITE 1.1 The application site is the existing residential curtilage of 1 Ballaterson Road in Peel an existing single storey dwelling occupying a corner plot where Ballaterson Road meets Queen's Drive. The dwelling has an existing integral garage on the front elevation joining with the existing single driveway approx. 7m long x 3m wide. The dwelling has garden space wrapping the northern most facing gable and around the rear.

2.0 PROPOSAL 2.1 The application proposes a number of works:

2.2 The conversion of the existing integral garage to a bedroom and the erection of a side extension to provide a new garage and utility room. The proposed works will include the replacement of the existing garage door with a window matching those on the existing dwelling and the provision of a new garage door on the front elevation of the extension. On the side gable of the proposed extension is to be a pedestrian door and window

2.3 The increase in width of the existing driveway and access to accommodate 2 vehicles off the road.

2.4 The erection of a flat roof sun room extension on the rear elevation approx. 4.5m wide and projecting 2.5m from the rear elevation. The sunroom is to have a roof lantern above.

3.0 PLANNING HISTORY 3.1 PA 18/00623/B is considered materially relevant in this case; this application was approved for the conversion of the garage to a utility room and the replacement of garage door with a window and for the widening of existing vehicular access. This application was approved in 2018 and is still within its 4 year period of implementation.

4.0 PLANNING POLICY 4.1 Peel Local Plan site designation '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.

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 - No Objection (dated 03/04/2019 and 09/07/2019)

5.2 DOI Highway Services - No comments received as of 17/07/2019.

6.0 ASSESSMENTS 6.1 In the case of this application there are a number of works duplicated from a previous approval and already considered acceptable under PA 18/00623/B and which could be implemented within the 4 year validity of that approval. In the case of this application it would not be unreasonable to assess those additional proposals now being put forward as part of the application, namely the erection of a new side extension to the main dwelling and whether it has any impact on neighbouring and visual amenity.

6.2 The existing dwelling sits on a corner plot where there is scope to extend on the side elevation, the proposal is fairly reasonable in its size and its design and while following the ridge line of the main house (which is generally sought to be stepped to avoid terracing) the

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                                      19/00225/B                                     Page  3  of  3

sloping topography of the site and the design of the existing dwelling having a stepped eaves level already helps to break the overall massing of the front elevation. The siting of the extension on the end gable is not expected to result in any harm on the adjacent neighbour or their living conditions, and given that the proportion and form of the extension respects the main dwelling and is to be finished in materials to match the existing will ensure the general residential character of the area and streetscene are maintained.

7.0 CONCLUSION 7.1 The proposal is considered to comply with GP2 and Paragraph 8.12.1 of the IOM Strategic Plan and is 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 decision-maker 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 : 19.07.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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