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25/90592/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90592/B Applicant : Mr & Mrs Joe Whitelegg Proposal : Erection of replacement single-storey extension to rear elevation Site Address : 12 Rowan Avenue Ballawattleworth Peel Isle Of Man IM5 1WG
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.07.2025 __
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.
This application has been recommended for approval for the following reason. It is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guide 2019.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 11th June 2025; o Drawing No. 25 1911 01 o Drawing No. 25 1911 02 o Drawing No. 25 1911 03 o Drawing No. 25 1911 04 o Drawing No. 25 1911 05 o Drawing No. 25 1911 06 o Photographs __
Right to Appeal
None __
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25/90592/B
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Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of a two storey semi-detached property located on the southern side of Rowan Avenue in Ballawattleworth, Peel.
THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the existing conservatory and erection of a flat roofed extension to the rear elevation which is to measure 8.4m by 3.3m with a height of approximately 3.1m to 3.4m to the top of the proposed roof lights. The proposal is to have an overhang of approximately 0.8m to 0.9m.
PLANNING HISTORY 3.1 21/00541/B - Erection of first floor extension above existing garage. Approved. The application sought approval for the erection of first floor extension above the garage.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989, Map. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 Highway Services, Manx Utilities Authority - Electric and Peel Town Commissioners were consulted on the 12th June 2025, no comments have been received at the time of writing this report.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 The proposed extension would be introducing a larger built form and in terms of size and height and the general appearance it is considered proportionate to the rear elevation and designed to serve that specific purpose for a habitable extension. The proposed flat roof is acceptable in this instance due to the age and architectural standard of the main dwelling.
6.2.3 It's noted that the agents have stated that the proposal would either be clad in natural timber or in composite cladding, both of these materials would be acceptable for the exterior of the proposal due to its location and overall appearance of the property, as such this does not need to be conditioned in this instance.
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25/90592/B
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6.3 NEIGHBOURING AMENITY 6.3.1 The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwelling house or considered to unduly harm neighbouring amenity, specifically those to the rear and sides.
6.3.2 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect. Whist there would be some loss of light due to the change to solid material from the existing conservatory; it is deemed that the proposal would not impact the neighbouring amenity above and beyond what is currently in place. It's also noted that the proposal is keeping a window to the upper part of the Western elevation adjacent to No. 10 Rowan Avenue, whilst this is the case it is deemed that this window would not be adding any additional overlooking above and beyond what is currently in place.
6.3.3 On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
6.4 OTHER MATTERS 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative. __
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25/90592/B
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I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.
Decision Made : Permitted
Date: 30.07.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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