Planning Officer Report

Case Officer: Miss Jennifer Chance Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The site is formed by plots 13 and 14 of the Mcleod's Field development site at Peel. The site lies within the centre of the development which is rapidly progressing. The now amalgamated site is a corner plot and to its north-east is a proposed recreational area.

The Proposal

1. Proposed is the erection of a detached four bedroom house of a modern estate design. There are two front facing gables and a steeply pitched roof containing numerous rooflights to allow for habitable accommodation in the roofspace.

Planning Status

1. The site lies within an area designated for residential development in the Peel (Local Plan) Order 1989.

Planning Policy

1. The following Strategic Plan policies are considered appropriate in the consideration of this application:

1. General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;

Application No.:	12/01440/B
Applicant:	Mr & Mrs Malcolm Blackburn
Proposal:	Erection of a single detached dwelling with garage in lieu of a pair of semi-detached dwellings approved under PA 02/02106/B
Site Address:	Plots 13 & 14
Mcleods Field
Peel
Isle Of Man

I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."

1. Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

Planning History

1. Of relevance is the planning approval granted in 2003, ref: 02/2106/B for 32 dwellings that was granted on review. The approval has recently been implemented and is progressing. In that development two dwellings were approved on the site of this application.

Representations

1. Peel Town Commissioners recommend approval of the application.
2. Highways Division make no comment.

Assessment

1. The application comprises the replacement of two dwellings with one larger dwelling. There would be sufficient distance between the dwelling and its neighbour so as not to result in an adverse impact on residential amenity. The proposal provides for a single garage and space for two cars in a driveway to the front of it, thereby complying with the standards in the Strategic Plan. The design of the building would not be so dissimilar to others within the estate so as to appear obtrusive. The only negative side of the proposal is that the proposed garage would be constructed directly alongside the public open space and would have a greater impact upon it. However a garage could be constructed under permitted development rights in the same location and thus have a similar impact.

Party Status

1. The local authority, Peel Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the erection of a single detached dwelling with garage as shown on site plan 129/01 dwg 02 received 24 October 2012 and Proposed plans, sections and elevations on 129/01 drwg 02 rev A received 20 November 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager