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24/90909/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90909/B Applicant : Miss Justine Gale Proposal : Erection of front porch and rear extension Site Address : 5 Ballaterson Crescent Peel Isle Of Man IM5 1BL
Planning Officer: Vanessa Porter Photo Taken : 11.09.2024 Site Visit : 11.09.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.09.2024 __
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.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 6th August 2024; o Drawing No. JG/1/19 o Photographs __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection __
Officer’s Report
APPLICATION SITE 1.1 The site is within the residential curtilage of No. 5 Ballaterson Crescent, which is a semi detached bungalow situated to the Eastern side of Ballaterson Crescent. The existing dwelling has an attached garage and integral porch on the front elevation, the amenity space to the
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24/90909/B Page 2 of 3
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.
PROPOSAL 2.1 The current application proposes 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 measuring 3.3m x 3.6m.
2.2 The drawing also shows an alteration from garage door to window and use of the garage as living accommodation, which can be done under the Permitted Development Order and as such is not assessed under this application.
PLANNING POLICY 3.1 The site lies within an area zoned as "Predominantly Residential" on the Peel Local Plan 1989 Order. The property is not within a Conservation Area or a Flood Risk Zone.
3.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Transport Policy 7 in connection with Appendix 7 which sets out the relevant parking standards.
PLANNING HISTORY 4.1 There is one previous application which is relevant to the assessment of this application, PA19/00237/B, which was for "Alterations and erection of front porch and rear extension" and was permitted.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.2 LOCAL AUTHORITY
5.3 STATUTORY BODIES
PRE-AMBLE 6.1 It should be noted that this application is a re-submission of the already approved PA19/00237/B.
ASSESSMENT 7.1 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states that there will be a general presumption in favour of extensions or alterations to existing properties where such works would not have an adverse impact on either adjacent properties or the surrounding street scene in general.
7.2 In the case of this application it can be seen in two parts, first the extension and alteration to the front elevation and secondly the extension to the rear elevation.
7.3 When looking at the proposed front porch extension, extensions such as this are not uncommon within a residential environment and in the case of this application, the proposed porch is considered to be minor in its sizing and by reason of its size, scale, pitched roof and material finish is in keeping with the overall appearance of the existing dwelling and the overall streetscene.
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24/90909/B Page 3 of 3
7.4 Turning towards the proposed single storey rear extension, whilst it is noted that the proposal is larger than the already existing conservatory, it is unlikely that the proposal would have an impact on the neighbouring property to the South of the site above and beyond what is currently in place, and when noting that compared to the existing 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.
7.5 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.
CONCLUSION 8.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on the visual amenity of the surrounding streetscene, impacts upon neighbouring amenity nor Highway Services as such the proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 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).
9.2 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.
9.3 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.
9.4 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. __
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 and/or rights to appeal.
Decision Made: Permitted Date: 24.09.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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