Officer Report

Application No.: 15/00085/B Applicant: Mr Neil Cain Proposal: Erection of a sun room extension to front of dwelling Site Address: 1 Close Cubbon Peel Isle Of Man IM5 1NS Case Officer : Miss Laura Davy Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The application site is the curtilage of 1 Close Cubbon, Peel which is a detached single storey bungalow which is on the corner of Derby Drive and Cubbons Close. The site is unusual in that it fronts on to Derby Drive and Cubbons Close, it has very limited amenity space to the rear. THE PROPOSAL - 2.1 The application seeks approval for the erection of a sunroom extension to the front of the property. The sunroom would measure 13.25 sq m internally and would be finished to match the existing bungalow. The proposed sunroom would have a window in the south elevation, bi-folding doors in the west elevation and a door in the east elevation.

2.2 The sunroom would project 3.7m from the existing building and would be 4.6m wide and 4m tall. PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

DEVELOPMENT PLAN POLICIES

3.2 The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of The Isle of Man Strategic Plan (20th June 2007).

Paragraph 8.12.1 states “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”.

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:

• 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;

• 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." CONSULTATIONS

5.1 Peel Town Commissioners indicate that they do not oppose the application (05.02.15). - 5.2 Department of Infrastructure Highway Services indicate that they do not object to the application (02.02.15). ASSESSMENT

6.1 The key considerations in the assessment of the application are the impact upon the character and appearance of the property and street scene in general. - 6.2 Given the position of the site and the orientation of the bungalow on the site, the property is not in line with the other properties in the street scene and therefore the proposed sun room on the front of the property would not affect the building line as there is no established building line to breach. - 6.3 The proposed sunroom would be finished to match the existing bungalow and therefore would be in keeping with the property and the street scene in general. Given that the proposed sunroom would be finished with materials to match the bungalow it is considered that the proposal would not be such an unusual addition to the property. - 6.4 The proposed extension would not result in undue overlooking or loss of privacy to the neighbouring properties, neither would it appear unduly overbearing when viewed from the neighbouring properties. It is considered that it would not have an adverse impact upon the living conditions of the local residents. - 6.5 For the above reasons the application is considered to be acceptable and is recommended for approval.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority, Peel Town Commissioners in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

24.02.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings 2015/NC/01, 2015/NC/02 and 2015/NC/03 date stamped 26th January 2015.

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

Decision Made : Permitted Date; 24.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………S.CORLETT…….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management