Loading document...
==== PAGE 1 ====
24/00208/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00208/B Applicant : Mr Steve Cain Proposal : Widening of driveway entrance, removal of existing chimneys and replacement of existing roof tiles Site Address : 22 Queens Drive Peel Isle Of Man IM5 1BQ
Planning Officer: Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.04.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The driveway area hereby approved shall be finished in permeable paving and retained as such thereafter.
Reason: in the interest of preventing surface water run off.
N 1. The applicants are to be reminded of their separate DOI Highway S109a obligations for any works to the dropped kerb.
This application has been recommended for approval for the following reason. The roofing, chimney stack and access works are considered to have an acceptable visual and amenity impact on the existing house, from public view and on the neighbours and not to result in any highway safety issues in accordance with General Policy 2 (b, c, g, h and i) of the Isle of Man Strategic Plan 2016 and to comply with the general principles of the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the following:
==== PAGE 2 ====
24/00208/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 APPLICATION SITE 1.1 The application relates to existing detached dwelling No.22 Queens Drive, Peel.
2.0 PROPOSAL 2.1 Proposed is the replacement of the roof, removal of front and rear chimney stacks and widening of existing access.
3.0 PLANNING HISTORY 3.1 The site has been subject to one previous application for fencing but this is not considered materially relevant in this case.
4.0 PLANNING POLICY 4.1 The dwelling is designated as 'Residential' on the Peel Local Plan. The site is not in the Conservation Area and is not recognised as being at surface water flood risk.
4.2 The following policies of the Isle of Man Strategic Plan 2016 are particularly relevant to this proposal:- o Strategic Policies 3 and 5 - promote good design and use of local materials and character o General Policy 2 (b) (c) (g) - general standards towards acceptable development visual and neighbouring amenity o Paragraph 8.12.2 - supports principle of extensions to properties in the countryside. o Environment Policy 42 - promotes development taking account of locality in design. o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire o Infrastructure Policy 5 - conserve the Island's water
4.3 Sections 5, 6 and 7 of the Residential Design Guide (RDG) covers architectural details, boundary treatments and amenity impacts.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Department of Infrastructure Highway Services - Do not oppose - no significant negative impact upon highway safety, network functionality and/or parking. A S109 highway agreement will be required for any extended dropped kerb (11/03/2024).
5.2 Comments have also been sought from the following although nothing has been received as of 22/04/2024: o Peel Town Commissioners o Manx Utilities
6.0 ASSESSMENT 6.1 The key matters to consider in this assessment are the visual impact of the works on the character and appearance of the house and wider streetscene, whether there would be any neighbouring amenity impact and whether there would be any highway safety issues as a result of the access works
==== PAGE 3 ====
24/00208/B Page 3 of 4
6.2 Visual Impact 6.2.1 The property can be seen from the road. It has existing double roman tiles of a dark brown colour and two stacks to each roof slope. The surrounding streetscene is made up of similar detached bungalows and some two storey dwellings with double roman tiles and some with similar central stacks and others with just one stack on a gable end. There is a mix of driveway accesses and widths.
6.2.2 The proposal seeks replacement of the roof tiles with similar double roman style tiles and the removal of the stacks. The property is not within a Conservation Area and so no need to strictly protect its overall appearance. There are some typical features harmonising the dwellings in this area, low eaves to the bungalows, spar dash, double roman tiles and flat roof garages. Although no reason to prescriptively follow this. While a typical feature, the loss of the stacks would not be harmful to the overall appearance of the dwelling (which is not of any special merit) nor to harm the character of the streetscene or immediate area and so acceptable. The drawing indicates a dark coloured tile being installed, it is unknown if this will be dark brown or perhaps dark grey, but similarly it would be unobjectionable and not having any adverse harm to the overall character and appearance of the dwelling or area.
6.2.3 A large majority of the front boundary wall is staying, and the widening of the access as shown on the plans would not result in any new, increased nor adverse harm to the overall character of the dwelling or to the surrounding area especially given the already varied streetscnene.
6.2.4 The visual impact of the works are considered acceptable.
6.3 Neighbouring Amenity 6.3.1 The works relate to the existing house and existing access. They would not result in any upwards or outwards increase to the dwelling and the widening of the access is to allow improved access and egress to the site and with overall traffic movements remaining as a single dwellinghouse. No new or adverse impact as expected on the neighbours.
6.4 Highway Safety 6.4.1 There is already an existing access and thus the works to widen it are not expected to result in any new, increased or adverse highway safety issues beyond the existing access and so considered acceptable. There was initial question raised as to the height of the pillar but this has been confirmed by the agent as being 900mm and so within the PDO2012 tolerances and not expected to result in any significant obstruction to visibility beyond the existing pillar arrangements to warrant concern.
6.5 Other Matters 6.5.1 The proposed works are not expected to result in any changes beyond current occupation in terms of criminal activity nor increase the likely hood of spread of fire beyond the existing arrangement, and so the proposal is considered acceptable in these respects too.
7.0 CONCLUSION 7.1 For the above reasons the roofing, chimney stack and access works are considered to have an acceptable visual and amenity impact on the existing house, from public view and on the neighbours and not to result in any highway safety issues in accordance with General Policy 2 (b, c, g, h and i) of the Isle of Man Strategic Plan 2016 and to comply with the general principles of the RDG 2021.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf);
==== PAGE 4 ====
24/00208/B Page 4 of 4
(b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status. __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 24.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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