220791

==== PAGE 1 ====

                                                 25/90309/B
                                 Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90309/B Applicant : Mr Robert Corkill Proposal : Removal of chimney stack on southeast elevation, replacement of existing integral store room with single storey extension, and erection of dormer to north east elevation Site Address : Braemar Tynwald Road Peel Isle Of Man IM5 1LA

Planning Officer: Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.05.2025 __

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 is considered to have no adverse impact on the character of the area and neighbouring amenities. It is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. 101, 103, 108, 109, which have all been received on 3rd April 2025.

__

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Peel Town Commissioners - No objection __

Officer’s Report

==== PAGE 2 ====

                                                 25/90309/B
                                 Page  2  of  4

1.0 THE SITE 1.1 The application site is 10 Tynwald Road, Peel, a detached house located on the southwest of Tynwald Road, between its junction with Lyndale Avenue and Athol Street. Its rear boundary is against Rheast Land.

1.2 The house is situated on a higher level than the surrounding roads. It consists of a hipped- roof main house with two pitched-roof extensions on the front elevation, a mono-pitched-roof extension on the rear elevation and a mono-pitched-roof extension on the southeast elevation. There is a chimney on the roof of the northwest and southeast elevations. There is a flat-roof garage at the west corner of the site. The garage sits at the same level as Rheast Land.

2.0 THE PROPOSAL 2.1 The proposal includes the erection of a flat-roof dormer on the front elevation, the creation of a decking on the northeast elevation, the conversion of the rear extension to a flat- roof extension, the extension of the southeast extension and its conversion to a flat-roof extension.

2.2 The proposal also includes the removal of the chimney on the northwest elevation.

3.0 PLANNING HISTORY 3.1 No previous application is considered materially relevant to this application.

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Peel Local Plan.

4.2 The site is just outside the Peel Conservation Area.

Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) o Environment Policy 36

PPS and NPD 4.3 No planning policy statement or national policy directive is considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application: o Section 4.7 Flat Roof Extensions o Section 4.8 Side Extensions o Section 4.10 Dormers Extensions o Section 4.11 Roof Terraces, Balconies, Decking and Patios o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS 6.1 Peel Town Commissioners has not commented at the time of this report (28.05.2025).

6.2 DoI Highway Services states that there is no highway interest in this application (14.04.2025).

==== PAGE 3 ====

                                                 25/90309/B
                                 Page  3  of  4

7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours.

Design of the House Itself 7.2 There are no existing flat-roof elements on the existing house, meaning the introduction of flat-roof elements would not fit in with the existing roofscape. However, given that the extensions are moderate in width, the proposed flat roof does not have a severe enough negative impact to recommend refusal.

7.3 The flat-roof dormer is subordinate to the front roof. However, the presence of the third dormer on the front elevation further breaks up the front roof slope, which is considered to detract from the existing appearance of the front elevation.

7.4 The demolition of the one chimney further disrupts the existing symmetry of the house. However, the loss of the chimney is not a sufficient reason for recommending refusal.

7.5 In summary, the proposal is considered to harm the design of the existing house.

Character and Streetscene 7.6 The house is adjacent to the Peel Conservation Area. Therefore, the proposal, in terms of its visual impact, receives a higher level of scrutiny compared to applications that are not located near a conservation area.

7.7 Tynwald Road features a diverse range of house styles. Douglas Street, which connects to Tynwald Road and is located within the Conservation Area, features terraced houses. Since the application site has a detached house, the proposal is not considered to have an impact on the character of the Conservation Area.

7.8 The existing house features traditional elements, such as half-timbered gables, whereas the proposed additions are more modern in style. Shifting focus outside the Conservation Area, many houses would appear traditional but with modern alterations. Therefore, the proposal is not considered to detract from the character of the area.

Neighbouring Amenities 7.9 The rear and side extensions do not increase in height. Therefore, they are not considered to have an additional overbearing or overshadowing impact.

7.10 The extension to the side extension does not have new openings. Therefore, it does not have an overlooking concern.

7.11 The proposed dormer is on the front elevation, facing a road and a vacant area. Therefore, there is no concern for additional overlooking.

7.12 A site visit was conducted, and it is considered that the proposed decking would not result in unreasonable overlooking, given the existing hedges along the boundary.

Planning Balance Assessment 7.13 The proposal would detract from the existing appearance of the house. However, given the wider context, the proposal would not stand out from the modern alterations that exist within the area. Therefore, it is considered that there is no alteration

8.0 CONCLUSION

==== PAGE 4 ====

                                                 25/90309/B
                                 Page  4  of  4

8.1 The proposal is considered to have no adverse impact on the character of the area and neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for an approval.

9.0 INTEREST PERSON STATUS 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 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: 30.05.2025

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.