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25/90363/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90363/B Applicant : Mr & Mrs George and Aimee Crossley Proposal : Replacement of porch to front elevation Site Address : Cushlin-My-Chree Douglas Road Peel Isle Of Man IM5 1JW
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.05.2025 __
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. 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 11th April 2025; o Existing Site Plan Plans and Elevations o Proposed Site Plan Plans and Elevations
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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
THE APPLICATION SITE
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25/90363/B
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1.1 The application site is within the curtilage of Cushlin-My-Chree, Douglas Road, Peel which is a detached bungalow situated to the South West of Douglas Road. To the front of the property is an in and out driveway with a large expanse of parking area suitable for several cars.
THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the existing flat roofed porch and erection of a pitched roof porch measuring 3.6m by 2m with an overall height of 3.836m. The porch is to match the existing dwelling in materials, have a window to both side elevations and a door with sidelights to the front elevation.
PLANNING HISTORY 3.1 Any previous applications are not relevant in the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" upon the Peel Local Plan 1989 Map. The property isn't 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 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 relevant parking standards.
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 Highway Services have considered the proposal and state "No Highways Interest." (14.04.25)
5.3 No comments have been received from Peel Town Commissioners at the time of writing this report.
ASSESSMENT 6.1 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 In the case of the proposal within this application, whilst there is a wide variety of properties within the surrounding streetscene, several have porches of different types. With this in mind and noting that the proposed porch is more suited to the dwelling in terms of character and appearance, it is deemed that the proposed porch would not impact the overall streetscene, nor the main dwelling, as the proposed works are in keeping with the existing property and would not harm the neighbouring amenity of the neighbouring properties.
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25/90363/B
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6.3 Turning towards parking and whether the proposed porch would have an impact, there is enough space in front of the property for two car parking spaces, due to the amount of parking available and the in and out driveway, the proposed enclosed porch is unlikely to impact the parking on site, and as such there will still be the two spaces as required by Transport Policy 7 in connection with appendix 7
CONCLUSION 7.1 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 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. __
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: 20.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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