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Government Railig: Ellon Vanain
Mr Ashley Pettit Ashley Pettit Architects James Place Victoria Road Douglas IM2 4HD
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Matthew Corcoran, Ref 13/00784/B, for the erection of extensions to front and rear elevations at 10 Church Lane Peel Isle Of Man IMS 1AW subject to compliance with the following condition(s):
Date of Issue: 3rd October 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website http://www.gov.im/categories/planning-and-building-control/planning-development-control/planning-decisions-and-powers-of-appeal/
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected] 13 / 00784 / B
| Application No. : | 13 / 00784 / B | | :-- | :-- | | Applicant : | Mr Matthew Corcoran | | Proposal : | Erection of extensions to front and rear elevations | | Site Address : | 10 Church Lane | | | Peel | | | Isle Of Man | | | IM5 1AW |
Case Officer : Miss Laura Davy Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
1.1 The application site is the curtilage of 10 Church Lane, Peel which is an end of terrace two storey property with additional accommodation within the roof space. The terrace is on Church Lane and is situated to the northern side of the lane. The application site is the end property situated to the western side of Church Lane. The application site differs from the other properties in the terrace as it has a large garden area to the front, the other properties open onto the highway. Beyond the front garden is the boundary shared with 10 Lake Lane, this is also a mid terrace property, the rear yard of 10 Lake Lane bounds the curtilage of the application site, there is a stone wall between the application site and 10 Lake Lane. There are windows in the rear elevation of 10 Lake Lane on both ground and first floor. The properties on either side of 10 Lake Lane are much taller. 1.2 To the rear of the row of properties is the garden of an apartment which is part of the "East Quay Yard" which is a recent conversion of the former Viking Longhouse. A large part of the former Viking Longhouse is clad with timber reminiscent of the Herring Smokehouses. The garden of one of the apartments is surrounded by the rear elevations of Church Lane, there are a number of windows in these elevations so there is some degree of overlooking which is typical for this part of Peel.
2.1 The application seeks approval for the erection of a two storey extension to the rear elevation to provide additional living accommodation. The ground floor of the extension would be constructed within the rear boundaries and the first floor extension would be above this. There would be a kitchen provided at ground floor with a bathroom above. The ground floor extension would be constructed within the Manx stone boundary wall; the first floor extension would be clad with red cedar. There would be a small square window to provide light to the first floor landing. A panel of the cladding would be recessed in order to provide some interest to the rear elevation. There would be a window in the side elevation at ground floor to provide light. 2.2 Also proposed is the erection of an extension off the front elevation, the front elevation of the extension would be approximately 5.8 m in width and would have a depth of approximately 4.3 m . The front of the extension would be finished in painted render; the side elevation would be a Manx stone wall so that it would appear as a boundary wall when entering the side, there would be a timber gate to provide access. The front would have bifolding doors and the other side would have two top opening casement windows.
3.1 There was an application submitted in 2012 for the demolition of the stone wall and erection of fencing and ground works (retrospective) PA 12/01344/B, this application was refused. A further application was submitted in 2013 for the erection of a fence and sandstone wall PA 13/00055/B, this application was approved.
4.1 The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. The site is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
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: 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; 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.
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.
5.1 Highways Division do not oppose
5.3 Manx Electricity Authority have expressed an interest in the application and advice that the applicant should contact the Authority before commencing works.
6.1 The application seeks approval for the erection of an extension off the rear elevation to provide additional living accommodation. The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the Peel Conservation Area and the impact upon the amenities of the neighbouring properties. 6.2 The proposed extension would not be overly visible from the main public thoroughfares; however, there could still be an impact upon the character and appearance of the Conservation Area. The rear of properties in Peel is as much a part of the character as the fronts; there are often "secret" gardens which from the front are no apparent. 6.3 The proposed extension would be clad with timber which would be similar to the Viking Longhouse development. It is considered that the use of materials is appropriate in this location as it would be in keeping with the Viking Longhouse which has tried to replicate the appearance of a smokehouse which is typical of this area of Peel. 6.4 To the rear of the application site there is a garden area which belongs to one of the apartments which is part of the Viking Longhouse development, the rear wall is on the shared
boundary. There are a number of windows in the rear elevations of the properties along Church Lane and therefore there is already an element of overlooking of the garden area. The only window in the rear elevation would be at first floor level to provide light to the landing. This would result in a window on the boundary; whilst there are already a number of windows along the rear of the terrace it is considered that it would be appropriate for the window to be obscure glazed given the proximity to the neighbouring property's garden. 6.5 The proposed extension would result in a two storey extension projecting approximately 2.5 m from the rear elevation of the dwelling so that it would be in line with the existing single storey boundary wall. The application site is an end of terrace and Church Lane slopes downwards towards the west, this result in the terrace stepping down meaning that the application site is at a much lower level than the properties towards the east. Given that the application site is at a lower level it is considered that the proposed extension would not have an undue impact upon the Viking Longhouse apartments and garden in terms of its mass and appearing overbearing. 6.6 The adjoining property is 9 Church Lane, this property has a single storey outlet at the rear, and there is a roof light in the outlet and a first floor window in the rear elevation. Given the orientation of the property the proposed extension would not result in the undue loss of sunlight. Given that the proposed extension would project by approximately 2.5 m it is considered that this would not adversely affect the outlook from 9 Church Lane. 6.7 Given that the application site is at a lower level than 9 Church Lane, the proposed extension would not appear unduly overbearing or result in undue overshadowing. 6.8 Also proposed is the erection of an extension off the front elevation to provide additional living accommodation. The extension would be simple in form when viewed from the front. The side elevation when approaching from Church Lane would appear as a boundary wall and would be accessed through a timber gate. The front elevation would be finished in smooth painted render with bi-folding doors, there would also be an opening which would provide a walkway to the front door. 6.9 The site is within the Peel Conservation Area and is therefore appropriate to consider the impact upon the character and appearance of the Peel Conservation Area. The application site is fairly unique in that it is situated at the end of the lane and does not have a public right of way through the site. Therefore what you would see from the public thoroughfare is the side elevation which has been designed to appear as a boundary wall. Within this part of the street scene the fronts of the properties on Church Lane are visible and the rear elevations of the properties on Lake Lane are visible. Given that the most prominent feature would appear as a boundary wall and would be read amongst the existing street scene it is considered that the proposed extension would not have an adverse impact upon the character and appearance of the Conservation Area. 6.10 There is a difference in levels between the application site and the properties on Lake Lane, those on Lake Lane being at a slightly lower level than the application site, there is also a boundary wall which provides screening between 10 Lake Lane and the application site. There is general guidance which indicates that there should be approximately 20 m between windows which look towards one another. In this instance there would be a distance of approximately 37 m . It is therefore considered that the proposed front extension would not result in undue overlooking or loss of privacy. The windows in the side elevation would not result in overlooking of any properties. 6.11 It is considered that the proposed development would not unduly affect the amenities of the neighbouring properties or the character and appearance of the Peel Conservation Area.
6.12 The Conservation Officer has consulted on the proposals which resulted in minor amendments to the scheme including the reformatting of the window to the Side Elevation to a double sliding sash and inclusion of Conservation Style roof lights. The Conservation Officer has indicated that he is content with the proposals as submitted. 6.13 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 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. 7.2 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. 7.3 The Manx Electricity Authority is not considered to have sufficient interest and therefore should not be afforded party status.
Recommended Decision: Permitted
Date of 30.09.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans 002, 003, 004 and 006 received on 3rd July 2013, 008 received on 19th August 2013, and 001 and 006A both received on 3rd September 2013.
C 3. The window in the north elevation shall only be glazed using obscure glass to Pilkington Level 5 or equivalent, which must be retained as such thereafter.
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: ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
PA13/00784/B Mr Matthew Corcoran Erection of extension to rear elevation, 10 Church Lane Peel Isle Of Man IM5 1AW Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 08.07.2013, includes;
Conservation Areas: Cons Areas: Peel Cons Area Dev Control Polygons: Reference Number: 08/00949/B Status: Permitted Proposal: Installation of replacement windows Reference Number: 12/01344/B Status: Refused Proposal: Demolition of stone wall and erection of fencing and ground works (Retrospective) Reference Number: 93/01697/B Status: Permitted Proposal: Installation of 60 cm satellite TV dish, 8 Lake Lane, Peel. Reference Number: 13/00055/B Status: Permitted Proposal: Erection of a fence and sandstone wall PLanning Enforce: Reference: 12/00183/COMP Status: Case Closed Nature of Enforcement: Demolition of Stone Wall and Erection of Fencing
Flood Zones: Flood Zone Location: Neb Return Period: 200 year Major Hazard Zones: Site Location: Peel Zone Description: Outer
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