Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site is the curtilage of 3 Church Lane, Peel which is a two storey end of terrace property situated to the western side of Church Lane. The rod to the front of the property is a narrow service lane. There is a single storey kitchen outlet off the side elevation of the property with a yard area to the front; this is enclosed by a fairly high boundary wall.

The Proposal

1. The application seeks approval for the demolition of the single storey kitchen and the erection of a two storey extension to the side elevation. The extension would be finished to match the existing property and would have two windows in the front a window in the side elevation within the roof space and a window in the rear. The windows in the front and side would be sliding sash; the window in the rear would be a casement. There would also be Conservation style roof lights in the rear elevation. The existing windows would also be replaced with black uPVC sliding sash.

Planning History

1. The most recent applications were in 1998 (PA 98/00800 and PA 98/01262) for the installation of replacement windows and front door. The applications were permitted.

Development Plan Policies

1. The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2, Paragraph 8.12.1 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

5. General Policy 2

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 spaces 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;

Application No.:	12/01580/B
Applicant:	Mr & Mrs Simon Dale-Beeton
Proposal:	Alterations and erection of a two storey extension to dwelling
Site Address:	3 Church Lane Peel Isle Of Man IM5 1AW

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 unacceptable 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; l) 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.

6. Paragraph 8.12.1

As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.

7. Environment Policy 35

Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.

Consultations

1. Highways Division does not oppose the application as it considers that the development has no traffic management, parking or road safety implications.

Assessment

1. The application seeks approval for the demolition of the single storey kitchen and the erection of a two storey extension off the side elevation. The main issues to consider in the assessment of the application are the impacts on the amenities of local residents and the impacts on the character and appearance of the Conservation Area.
2. There is already a window in the side and rear elevations and therefore the additional windows would not significantly increase the impact of overlooking or loss of privacy. The extension would be approximately 17m from the rear elevation of the properties on East Quay and therefore would not appear unduly overbearing or result in the undue loss of light.
3. The proposed extension would be in keeping with the existing property, the windows and door would be appropriate for the front and side elevations. Whilst the window in the rear would be a casement it is considered that this would not adversely affect the character and appearance of the Conservation Area as it would not be highly visible from the main public thoroughfares.
4. Given that there is no land to the rear of the property the only possibilities of extensions are off the side elevation. The proposed extension is considered to be an acceptable way of extending the property and respects the existing character and appearance.
5. It is considered that the proposed extension would not adversely affect the character and appearance of the property or the Conservation Area in general.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Peel Commissioners is, 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.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the alterations and a two storey extension as shown on drawings 01, 02 and 03 received 27th 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: 3-1-13

Determining officer (delete as appropriate)

Signed: _________________________ Signed: Samoult

Anthony Holmes Senior Planning Officer Signed: ___________________________ Michael Gallagher Director of Planning and Building Control

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