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25/90153/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90153/B Applicant : Mr Peter Harrison Proposal : Removal of existing porch, replacement of single storey outrigger with two storey extension, refurbishment of existing roof Site Address : Belle Vue House Belle Vue Peel Isle Of Man IM5 1UH
Planning Officer: Vanessa Porter Photo Taken : 25.02.2025 Site Visit : 25.02.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.03.2025 __
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.
N 1. The Applicant/Owner is reminded of their legal obligations under the Wildlife Act 1990 in respect of bats, and in any event that such a protected species or roost is found advice should be sought from DEFA Ecosystems team.
This application has been recommended for approval for the following reason. It is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 11th February 2025; o Location Plan o Drawing No. 1722-1 o Bat Survey
This decision also relates to drawing No. 1722-2 Rev 1 dated received 3rd March 2025
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure - No objection
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Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the residential curtilage of "Belle Vue House," Belle Vue, Peel which is a semi-detached three storey dwelling situated to the North West of Ramsey Road and to the South Eastern side of Briardale track which is a single lane track that serves several properties.
1.2 The property has a large front garden which is adjacent to Ramsey Road.
THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the existing porch and flat roofed single storey extension, with the erection of a two storey extension to the Western side of the dwelling. The two storey extension is to measure approximately 5.8m by 9.099m with a pitched roof.
2.2 The proposed extension is to have sliding sash windows to the South East elevation, which faces onto Ramsey Road, sliding doors to the ground floor level and a Juliet balcony with sliding doors to the first floor level on the South Western elevation and a canopy with casement windows to the rear.
2.3 The proposal also includes replacement of the existing windows with sliding sash and a replacement bay window, with the replacement of the existing roof with slates.
PLANNING HISTORY 3.1 There is one previous application, which is relevant, PA13/00893/B which was for the single storey extension that is proposed to be demolished.
PLANNING POLICY 4.1 SITE SPECIFIC 4.1.1 The site lies within an area zoned as "Predominantly Residential" on the Peel Local Plan 1989 Map. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 ISLE OF MAN STRATEGIC PLAN 2016 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment; o Strategic Policies 3 & 5 - promote good design and use of local materials and character o General Policy 2 (b)(c)(g) - general standards towards acceptable development, character and appearance and neighbouring amenity. o Paragraph 8.12.1 - supports principle of extensions and alterations in built up areas not controlled by Conservation Area nor Registered Building policies o Environment Policy 4 - seeks to protect species and habitats in connection with Environment Policy 5 which states that in exceptional circumstances where development is allowed conditions will be imposed. o Environment Policy 42 - promotes development take into account the particular character and identity of the environment. o Transport Policy 7 in connection with Appendix 7 which sets out the general parking standards required
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4.3 RESIDENTIAL DESIGN GUIDANCE 4.3.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.2 DOI Highway Services have considered the application and state, "Highway Services, HDC has no interest." (17.02.25)
5.3 No comments have been received from Peel Town Commissioners at the time of writing this report. (10.03.25)
5.4 DEFA Ecosystems Policy officer has written in to state they do not object subject to conditions, "Should this application be approved we recommend a condition is secured for the integrated bat box to be installed as per the Proposed Elevation Drawings (Drg No. 1722-2)." (05.03.25)
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 works proposed can be looked at in two separate parts, firstly for the proposed two storey extension and secondly the other proposed works.
6.2.3 When looking at the proposed two storey extension, the proposal will be adding in a larger amount of structure which will be seen from the main Ramsey Road, whilst this is the case, the proposal is subordinate to the main dwelling, with the materials and some architectural details matching the existing as such, the overall impact of the proposal on the main dwelling and the streetscene would be modest and deemed acceptable from a character and appearance point of view.
6.2.4 All other works including the replacement windows and roofing are deemed acceptable by not impacting the main dwelling nor the overall streetscene.
6.3 IMPACT ON NEIGHBOURS 6.3.1 Turning towards whether the proposal would have an impact upon the amenity of the neighbouring properties, when looking at the proposal the closest neighbouring property which would be impacted from the works is "Tangles" situated to the South West of the site. Whilst the proposal includes the addition of large scale glazing to the first floor level of the proposed extension, "Tangles" is situated more than 20m from the proposed works and there is already some mature trees which separate the site. As such, it is deemed that the proposal would be acceptable from this point of view. It is also noted that "Tangles" was informed of the proposal (12.02.25) and no objections have been raised at the time of writing this report (11.03.25)
6.4 ECOLOGY
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6.4.1 Turning towards the comments received from DEFA Ecology, Paragraph 7.8.6 and Environment Policy 4 of the Isle of Man Strategic Plan 2016, which seeks to protect species and habitats of importance, stating that development will not be permitted if it adversely affects any proposed or other recognised site of conservation value including areas of ecological interest. Environment Policy 5 follows on from Environment Policy 4 and states that only in exceptional circumstances; when an application is approved will it be appropriate to add conditions to best conserve, or minimise and mitigate any loss or disturbance.
6.4.2 In the case of this proposal, a bat survey has been received and the summary states, "There is one potential roost feature in the existing extension and precautions and mitigation are required to offset its loss," of which the mitigation and recommendations are that they make the current situation unfavourable prior to demolition. That a new integrated bat box should be installed in the new extension and that external lighting should be kept to a minimum. The Ecosystems Policy Officer has considered the above and states they have no objection to the proposal based of the above being a condition on the application. It should be noted that the site itself is not situated within a recognised site of Conservation value nor an area of ecological interest nor an area proposed to be one.
6.4.3 Permitted Development rights have been revoked previously and changes to properties, which could not previously be done, can now be done, such as the erection of larger extensions and roofing works, subject to conditions. Whilst these works could be done without the need for a planning application, this does not negate the applicants responsibility under other legislation and so they would still need to be aware of the Wildlife Act 1990 in their undertaking.
6.4.4 The existing dwelling is already within a built up settlement and as stated is not a recognised site of conservation value, is not recognised of any specific ecological interest, nor is it proposed to be, the site is not within an ASSI, nature reserve or national trust land. Whilst there are features in the area, which may increase the potential for bats, equally they may not. Minded of the separate legislation covering bats as a protected species, it is not considered necessary to condition the mitigation within the provided bat survey. Instead a note will be added to the application to remind the applicant of their separate legal obligation under The Wildlife Act 1990.
6.5 OTHER MATTERS 6.5.1 The proposal as a whole is not expected to create any changes or new issues in respect of criminal activity or spread of fire. Whilst the dormer would be adding additional roof space which will increase the surface area of the dwelling, any water run off will be dealt with as per the existing arrangement of the main dwelling. Whilst the floor plan shows an additional utility room to the ground floor and en-suite to first floor, it is deemed that the proposal would not be increase water usage of the dwelling above and beyond what is currently in place and so there are no new issues in this respect.
CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2016 and the principles of the RDG and as such the planning application is recommended for approval.
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);
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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.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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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: 11.03.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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